HomeMy WebLinkAbout03-033 WstDblnBARTSpcPln02-10-2004 AGENDA STATEMENT
PLANNING COMMISSION MEETING DATE: FEBRUARY 10, 2004
SUBJECT:
ATTACHMENTS:
PA 03-033 Stage I Planned Development Zoning District and West
Dublin BART Specific Plan Amendment for a residential, hotel, and
restaurant/retail development on property at 660/q Go_lden Gate Drive.
Prepared by Kristi Bascom, Associate Planner t ]Lff~ ~
1. Resolution recommending that the City Council adopt an
Addendum to both the Negative Declaration for the Downtown
Specific Plan and the Supplemental E1R for the West Dublin/
Pleasanton BART Station and Transit Village Project and certify
that it reviewed and considered the information contained in the
EIR and Negative Declaration
Exhibit 1: Addendum to the Supplemental EIR for the West
Dublin/Pleasanton BART Station and Transit Village Project and
Negative Declaration for the Downtown Specific Plans
Exhibit 2: Initial Study
2. Resolution recommending that the City Council adopt a West
Dublin BART Specific Plan amendment, adopt an ordinance
rezoning property at 6600 Golden Gate Drive to a Planned
Development Zoning District, and approve the related Stage 1
Development Plan
Exhibit 1: Existing West Dublin BART Specific Plan Land Use
Plan
Exhibit 2: Proposed West Dublin BART Specific Plan Land Use
Plan
Exhibit 3: Draft Ordinance and Stage 1 Development Plan
3. Supplemental EIR for the West Dublin/Pleasanton BART Station
and Transit Village Project (certified by the BART Board of
Directors on April 2, 2001)
Negative Declaration for the Downtown Specific Plans (adopted by
the Dublin City Council on December 19, 2000)
RECOMMENDATON:
2
3.
4.
5.
Open public hearing and hear Staff presentation.
Take testimony from the Applicant and the public.
Question Staff, Applicant and the public.
Close public hearing and deliberate.
Adopt Resolution (Attachment 1) recommending that the City
Council adopt an Addendum to both the Negative Declaration for
the Downtown Specific Plan and the Supplemental EIR for the
West Dublin/Pleasanton BART Station and Transit Village Project
and certify that it reviewed and considered the information
contained in the EIR and Negative Declaration.
COPIES TO: Applicant
Property Owner
PA file
Adopt Resolution (Attachment 2) recommending that the City
Council adopt a West Dublin BART Specific Plan amendment,
adopt an ordinance rezoning property at 6600 Golden Gate Drive
to a Planned Development Zoning District, and approve the related
Stage 1 Development Plan.
PROJECT DESCRIPTION:
The proposed project consists of a West Dublin BART Specific Plan amendment, Planned Development
Rezoning, and related Stage 1 Development Plan and to permit 210 apartments, a 150-room hotel, and 7,500
square foot restaurant/retail pad on approximately 7.26 acres at 6600 Golden Gate Drive, adjacent to the future
West Dublin BART station.
The high-density residential portion of the development would be located on the southwest comer of St. Patrick
Way and Golden Gate Drive, and is proposed as a four-story building wrapped around structured parking. The
hotel portion of the project would be located closest to Highway 580, and is proposed as a five-story hotel with
surface parking and some parking within the future BART garage (which will be built on a separate parcel).
The restaurant/retail portion of the project would be located at the end of Golden Gate Drive, closest to the
future BART station pedestrian bridge entrance. The single-story building will share the same surface parking
lot as the hotel, and could be developed as either a full-service quality restaurant or a retail establishment. At
this time the Applicant is considering both possibilities. This flexibility can be preserved as long as total
vehicle trips generated by the entire project is at or below that which has been studied and documented in the
Initial Study and Addendum (Attachments 1 and 2).
Planned Development Rezoning and Stage 1 Development Plan. The Stage I Development Plan (part of
Attachment 6) provides greater detail on the project proposal. A Stage 1 Development Plan is intended to:
Do
Fo
Establish a Planned Development Zoning District through which one or more properties are
planned as a unit with development standards tailored to the site.
Provide maximum flexibility and diversification in the development of property.
Maintain consistency with, and implement the provisions of, the Dublin General Plan and
applicable specific plans.
Protect the integrity and character of both residential and non-residential areas of the City.
Encourage efficient use of land for preservation of sensitive environmental areas such as open
space areas and topographic features.
Provide for effective development of public facilities and services for the site.
Encourage use of design features to achieve development that is compatible with the area.
Allow for creative and imaginative design that will promote amenities beyond those expected in
conventional developments.
The West Dublin BART Transit Village Stage I Development Plan is required to contain the following items:
2.
3.
4.
5.
6.
7.
Zoning
Statement of proposed uses
Stage 1 Site Plan (Conceptual only)
Site Details
Maximum development density permitted
Phasing Plan
Conceptual Landscape Plan
Page 2
9.
10.
Consistency with General Plan and any specific plans
Consistency with Inclusionary Zoning Regulations
Aerial Photo
The Stage I Development Plan, which contains greater detail regarding the project, is included as Exhibit 1 to
Attachment 2 of this report. This section will briefly analyze each item of the Stage 1 Development Plan.
o
o
o
Zoning. The zoning for the property is currently Planned Development (West Dublin BART Specific
Plan). The development standards for this zoning district are those that are contained in the West Dublin
BART Specific Plan, which permits residential uses on the northern portion of the property, and hotel
uses on the southern portion of the property. Since the Applicant is proposing slightly different uses at
different densities than is permitted in the Specific Plan Planned Development zoning, the Stage I
Planned Development Zoning District will need to be changed to reflect the new Stage I Development
Plan (see table under no. 8 below).
Statement of Proposed Uses. The proposed uses for the site include a 21 O-unit, four-story, high-density
residential apartment project, a 150-room hotel, and a 7,500 square foot ancillary full-service/quality
restaurant or retail establishment. These uses are permitted on the site assuming that the development
regulations of the Dublin Zoning Ordinance can be met. No uses are permitted by Conditional Use
Permit.
Stage 1 Site Plan. The Stage 1 Site Plan is a generalized, schematic depiction of the location of the
proposed uses on the site. Minor adjustments to internal vehicle circulation routes, pedestrian
connections between the project, the future land uses to the west, and the BART station, parking
requirements and layout, and a more precise site plan will be developed at the subsequent PD Zoning
District/Stage 2 Development Plan. Precise roadway and infrastructure improvements, which have
already been discussed preliminarily, will also be formalized in the Stage 2 Development Plan.
Site Details. The Project site is a total of 7.26 acres. By use, the site areas will be as follows: 3.65 acres
for residential, 2.43 acres for hotel, and 1.16 acres for restaurant/retail uses.
Maximum development density permitted. The maximum density for the residential portion of the
project will be 58 units per,acre (maximum of 210 units). The maximum square footage for the hotel
portion of the project is 79,500 square feet (maximum of 150 rooms). The maximum square footage for
the restaurant/retail portion of the project is 7,500 square feet.
Phasing Plan. It is anticipated that the construction of the apartments will commence by the end of 2004
and will be completed by December 2005. As part of the residential phase of the development,
approximately 1/3 of the length of the future St. Patrick Way will be built to serve this project. The
remaining 2/3 of the road will be built when the office/residential development to the west is
constructed. In the case that the office/residential project to the west develops first, the entire length of
St. Patrick Way will be built at that time.
The hotel and ancillary restaurant/retail portion of the project is anticipated to be under construction
from October 2006 through December 2007.
Conceptual Landscape Plan. Attached to the Stage I Development Plan.
Consistency with General Plan and West Dublin BART Specific Plan. The proposed project is
consistent with the General Plan and West Dublin BART Specific Plan in the following manner:
Page 3
General Plan and Specific Plan Consistency
Portion of Project General Plan Land Consistent West Dublin BART Specific Consistent with SP?
Use designation with GP? Plan land use designation
High-Density High-Density Yes Residential Yes, but requires a SP amendment to
Residential Residential allow higher unit count (210 units
instead of 160 units) and higher density
(58 units/acre instead of 45 units/acre.)
Portion of Project General Plan Land Consistent West Dublin BART Specific Consistent with SP?
Use designation with GP? Plan land use designation
Hotel Retail/Office Yes Lodging Yes
Restaurant/Retail Retail/Office Yes Lodging No - requires a SP amendment to
Commercial B land use category to
I I allow restaurant or retail use.
10.
Inclusionary Zoning Regulations. In accordance with City policy, the Applicant shall comply with
Chapter 8.68 of the Dublin Zoning Ordinance, Inclusionary Zoning Regulations, and any City Council
Resolution relating to that ordinance in effect at the time of the issuance of the first building permit for
this project.
Section 8.68.040.E allows for the City Council to waive, wholly or partially, the requirements of the
Inclusionary Zoning Ordinance at their discretion. The Applicant has requested such a waiver and this
request will be acted on by the City Council at a future public hearing.
Aerial Photo. Attached to the Stage I Development Plan.
Amendment to the West Dublin BART Specific Plan. On August 19 2003, the City Council adopted a
resolution approving a Specific Plan Amendment Study request for the project. In order to permit this
application as proposed, the West Dublin BART Specific Plan would need to be amended as described below.
Exhibits 1 and 2 to Attachment 2 illustrate the existing and proposed land use designations.
Change in maximum permitted density on the residential site from 160 dwelling units (45 units/acre) to
210 units (58 units/acre) in Table 5, Maximum Economic Development Potential.
Change text of Residential land use category_ to state that a high density range of 30 to 58 units/acre may
be acceptable. The textual description of the residential land use category states that a high-density
range of 30-50 dwelling units/acre may be acceptable in this location. The Applicant's proposal is for a
density above this range, and the Specific Plan text would need to be amended accordingly.
Change in land use designation for a small part of the southern portion of the site from L (Lodging),
which permits hotels and ancillary uses, to Commercial (B), which permits restaurants, retail and other
smaller-scale commercial uses. The Applicant's proposal is for a quality restaurant or small-scale retail
establishment that is supplemental to, and separate from, the hotel. These uses are not expressly
permitted in the L (Lodging) category, so a portion of the site currently designated for the hotel will be
changed to commercial uses, as illustrated in Exhibit 2 to Attachment 2.
REQUEST FOR INCLUSIONARY ZONING WAIVER:
Chapter 8.68 of the Dublin Municipal Code requires all new residential development projects of 20 units or
more designed ~tnd intended for permanent occupancy to construct 12.5% of the total number of dwelling units
within the development as affordable units, except as otherwise provided by the chapter.
Page 4
The Applicant is requesting a waiver of the City's Inclusionary Zoning Regulations under Section 8.68.040.E,
which states "The City Council, at its discretion, may waive, wholly or partially, the requirements of this
ordinance and approve alternate methods of compliance with this chapter if the applicant demonstrates, and the
City Council finds, that such alternate methods meet the purposes of this chapter."
The Planning Commission does not take action on the Inclusionary Zoning waiver request, and it will be
reviewed by the City Council at a future public hearing.
ENVIRONMENTAL ANALYSIS:
On February 8, 1990, the BART Board of Supervisors approved the extension of the BART transportation
system to Dublin and Pleasanton. Along with approval of the Dublin/Pleasanton extension, they certified an
Environmental Impact Report that evaluated the environmental impacts associated with extending the BART
rail line through the Livermore/Amador Valley area into the communities of Castro Valley, Dublin, Pleasanton,
and Livermore.
In 2001, the BART Board of Supervisors finalized plans to construct the West Dublin/Pleasanton BART Station
and the joint development of BART-owned pieces of property in both Dublin and Pleasanton, including the
project site. In approving the plan, BART, as the lead agency, certified a Supplemental EIR for the West
Dublin/Pleasanton BART Station and Transit Village Project on April 2, 2001. BART is the lead agency for
this project, and the City is a responsible agency under CEQA. As a responsible agency, the City's role is very
limited. Rather than certify Lead Agency's document as adequate, CEQA Guidelines require the decision-
making body of a responsible agency is required only to certify that it reviewed and considered the information
contained in the EIR prepared by the Lead Agency.
This project is within the boundaries of the West Dublin BART Specific Plan area. The Specific Plan was
adopted on December 19, 2000 and is intended to guide future development in the area. A Negative Declaration
was also adopted on the same date that provided an enviromnental analysis for the three downtown specific
plans together. For the subject site, the West Dublin BART Specific Plan envisioned the development of a 240-
room hotel and 160 high-density residential units, and the Negative Declaration examined the potential impacts
of such a project.
However, the development that is now proposed to take place on the Dublin parcel is slightly different than the
project that was analyzed in both the Supplemental EIR and the Negative Declaration prepared for the
Downtown Specific Plans. In order to determine if there were any environmental impacts that were present with
the revised project proposal that were not already addressed (and mitigated if necessary) in the Supplemental
EIR or the Negative Declaration, an Initial Study was completed (Exhibit 2 to Attachment 1). The Initial Study,
dated January 12, 2004, determined that the potentially significant effects of the project were adequately
addressed in both the Supplemental EIR and Negative Declaration. No significant new information has arisen
for this project during the preparation of the Initial Study that would require further environmental review.. An
Addendum to the Supplemental EIR and Negative Declaration has been prepared which notes the minor land
use changes and their relation to the certified Supplemental EIR analysis and Negative Declaration (Exhibit 1 to
Attachment 1).
The Applicant/Developer is required to comply with all applicable action programs and mitigation measures of
the Final West Dublin/Pleasanton BART Station and Transit Village Project Supplemental Environmental
Impact Report (SEIR), the Final Dublin/Pleasanton Extension Project EIR, and the Mitigation Monitoring and
Reporting Plan (MMRP) certified and adopted by the Bay Area Rapid Transit District (BART) Board of
Directors.
Page 5
Additionally, the Applicant/Developer shall comply with all applicable action programs and mitigation
measures of the Negative Declaration for the West Dublin BART Specific Plan and those policies and programs
contained in the West Dublin BART Specific Plan approved by the City of Dublin.
CONCLUSION:
This application has been reviewed by the applicable City departments and agencies, and their comments have
been incorporated into the Stage 1 Development Plan. The proposed project is consistent with the Dublin
General Plan, West Dublin BART Specific Plan (with the proposed amendments), and represents an appropriate
project for the site.
RECOMMENDATION:
Staffrecommends the Planning Commission:
1. Open public hearing and hear Staff presentation.
2. Take testimony from the Applicant and the public.
3. Question Staff, Applicant and the public.
4. Close public hearing and deliberate.
5. Adopt Resolution (Attachment 1) recommending that the City Council adopt an Addendum to both the
Negative Declaration for the Downtown Specific Plan and the Supplemental EIR for the West Dublin/
Pleasanton BART Station and Transit Village Project and certify that it reviewed and considered the
information contained in the EIR and Negative Declaration.
6. Adopt Resolution (Attachment 2) recommending that the City Council adopt a West Dublin BART
Specific Plan amendment, adopt an ordinance rezoning property at 6600 Golden Gate Drive to a Planned
Development Zoning District, and approve the related Stage 1 Development Plan.
G:~PA#\2003\03-033 West Dublin BART Apts-Hotel~PC Staff Report. DOC
Page 6
GENERAL INFORMATION:
APPLICANT:
Robert Russell, Ampelon Development Group, 2101 Webster
Street, Suite 1605, Oakland, CA 94612
PROPERTY OWNERS:
John Rennels, San Francisco Bay Area Rapid Transit District
(BART), 800 Madison Street, P.O. Box 12688, Oakland, CA
94604-2688
LOCATION:
6600 Golden Gate Drive, Assessor Parcel Number 941-1500-046
EXISTING ZONING:
Planned Development (West Dublin BART Specific Plan)
GENERAL PLAN DESIGNATIONS:
High Density Residential for the northem portion of the site,
Retail/Office for the southern portion of the site.
SPECIFIC PLAN DESIGNATION:
Residential for the northern portion of the site, Lodging for the
southern portion of the site.
ENVIRONMENTAL REVIEW:
The City prepared an Initial Study, dated January 12, 2004, to
determine whether there could be supplemental environmental
impacts occun'ing as a result of this project beyond or different
from those already addressed in the Supplemental EIR for the West
Dublin/Pleasanton BART Station and Transit Village Project
(certified on April 12, 2001) or the Negative Declaration prepared
for the West Dublin BART Specific Plan (adopted by the City
Council on December 19, 2000). The Initial Study concluded that
the proposed project could not have a significant effect on the
environment, and no significant new information has arisen for this
project during the preparation of this Initial Study that would
require further environmental review. Therefore, an Addendum to
the SEIR and Negative Declaration was prepared documenting
these facts.
Page 7
RESOLUTION NO. 04-
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
RECOMMENDING THAT THE CITY COUNCIL ADOPT AN ADDENDUM TO BOTH THE
NEGATIVE DECLARATION FOR THE DOWNTOWN SPECIFIC PLANS AND THE
SUPPLEMENTAL EIR FOR THE WEST DUBLIN/PLEASANTON BART STATION AND TRANSIT
VILLAGE PROJECT AND CERTIFY THAT 1T REVIEWED AND CONSIDERED THE
INFORMATION CONTAINED IN THE SEIR FOR THE HOTEL, RESIDENTIAL, AND
RESTAURANT/RETAIL PROJECT PROPOSED AT 6600 GOLDEN GATE DRIVE
(APN 941-1500-046) PA 03-033
WHEREAS, on February 8, 1990, the BART Board of Directors approved the extension of the BART
transportation system to Dublin and Pleasanton. Along with approval of the Dublin/Pleasanton extension, they
certified an Enviro~unental Impact Report that evaluated the environmental impacts associated with extending
the BART rail line through the Livermore/Amador Valley area into the communities of Castro Valley, Dublin,
Pleasanton, and Livermore; and
WHEREAS, the BART Board of Directors approved a plan to construct the West Dublin/Pleasanton
BART Station and the joint development of BART-owned pieces of property in Dublin and Pleasanton in 2001.
In approving the plan, BART, as the lead agency, certified a Supplemental EIR for the West Dublin/Pleasanton
BART Station and Transit Village Project on April 2, 2001; and
WHEREAS, Ampelon Development Group, on behalf of the San Francisco Bay Area Rapid Transit
District (BART), submitted a Stage I Planned Development application for a high-density residential, hotel, and
restaurant/retail development located on 7.26-acres directly north of the future West Dublin/Pleasanton BART
station at the terminus of Golden Gate Drive. The project proposes 210 high-density residential units, a 150-
room, 79,500 square foot hotel, and a 7,500 square foot restaurant/retail pad. The project application includes a
request to amend the West Dublin BART Specific Plan; to zone the site as PD-Planned Development, to
approve a related Stage 1 Development Plan; and to approve a waiver to the City's Inclusionary Zoning
requirement (which will be acted on by the City Council at a future public hearing); and
WHEREAS, BART is the lead agency for this project, and the City is a responsible agency under
CEQA. As a responsible agency, the City's role is very limited. Rather than certify Lead Agency's document
as adequate, the decision-making body of a responsible agency is required only to certify that it reviewed and
considered the information contained in the EIR prepared by the Lead Agency according to CEQA Guidelines, §
15050, subd. (b).); and
WHEREAS, the City of Dublin did review and consider the information contained in the EIR in relation
to the project as proposed; and
WHEREAS, the project is within the West Dublin BART Specific Plan area and a Negative Declaration
was adopted by the City for future development in the specific plan area on December 19, 2000; and
ATTACHMENT
WHEREAS, Staff determined that because the project is slightly different than the project that was
analyzed in both the Supplemental EIR and the Negative Declaration prepared for the Downtown Specific
Plans, an Initial Study should be prepared; and
WHEREAS, the Initial Study, dated January 12, 2004 and attached to this resolution as Exhibit 2,
determined that the potentially significant effects of the project were adequately addressed in both the
Supplemental EIR and Negative Declaration; and
WHEREAS, Pursuant to Sections 15162 and 15164 of the California Environmental Quality Act
(CEQA) Guidelines, no subsequent EIR shall be prepared for this project, as no substantial changes have been
proposed to the project which require revisions of the previous EIR. No new significant environmental impacts
have been identified and no substantial increase in the severity of previously identified impacts have been
discovered; and
WHEREAS, the California Environmental Quality Act provides for an Addendum process when a
minor change is proposed on a project where there is an approved EIR, Negative Declaration, or Mitigated
Negative Declaration; and
WHEREAS, an Addendum, dated January 12, 2004 and attached to this resolution as Exhibit 1, was
prepared which notes the minor land use changes and their relation to the analysis in the Supplemental EIR and
Negative Declaration; and
WHEREAS, an Addendum to the Supplemental EIR and Negative Declaration has been prepared and
will be considered by the Planning Commission together with the original Supplemental EIR and Negative
Declaration.
NOW, THEREFORE, BE IT RESOLVED THAT the Planning Commission has reviewed and
considered the Addendum dated January 12, 2004, together with the Supplemental EIR and Negative
Declaration (both available and on file in the Planning Department), and finds that these documents reflect the
independent judgment of the Planning Commission and the City as a responsible agency in the CEQA process.
The Dublin Planning Commission does hereby find that no new environmental impacts could occur as a result
of the revised project proposal and therefore no new environmental documents have been prepared.
BE IT FURTHER RESOLVED THAT the Dublin Planning Commission does hereby find that:
A. The proposed project is consistent with Dublin General Plan.
B. The City has reviewed and considered all environmental documents that have been prepared
regarding this project.
C. The City finds that the development of the West Dublin/Pleasanton BART Transit Village
project will be harmonious and compatible with existing and future development in the surrounding area.
BE IT FURTHER RESOLVED THAT the Planning Commission recommends that the City Council
adopt an Addendum to both the Negative Declaration for the Downtown Specific Plans and the Supplemental
EIR for the West Dublin/Pleasanton BART Station and Transit Village Project and certify that it reviewed and
considered the information contained in the SEIR and the Negative Declaration for the hotel, residential, and
restaurant/retail project proposed at 6600 Golden Gate Drive.
PASSED, APPROVED AND ADOPTED this 10th day of February 2004.
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST:
Planning Commission Chairperson
Planning Manager
G:\PA#\2003\03-033 West Dublin BART Apts-Hotel\PC Reso Addendum. DOC
Addendum to the Supplemental Environmental Impact Report for the West Dublin/Pieasanton
BART Station and Transit Village Project and the
Negative Declaration for the Downtown Specific Plans
January 12, 2004
INTRODUCTION:
On February 8, 1990, the BART Board of Directors approved the extension of the BART transportation
system to Dublin and Pleasanton. Along with approval of the DublinfPleasanton extension, they
certified an Environmental Impact Report that evaluated the environmental impacts associated with
extending the BART rail line through the Livermore/Amador Valley area into the communities of Castro
Valley, Dublin, Pleasanton, and Livermore.
In 2001, the BART Board of Directors approved a plan to construct the West Dublin/Pleasanton BART
Station and the joint development of BART-owned pieces of property in Dublin and Pleasanton. In
approving the plan, BART, as the lead agency, certified a Supplemental EIR for the West
Dublin/Pleasanton BART Station and Transit Village Project on April 2, 2001. BART is the lead
agency for this project, and the City is a responsible agency under CEQA. As a responsible agency, the
City's role is very limited. Rather than certify Lead Agency's document as adequate, the decision-
making body of a responsible agency is required only to certify that it reviewed and considered the
information contained in the EIR prepared by the Lead Agency. (See Guidelines, § 15050, subd. (b).)
This project is within the boundaries of the West Dublin BART Specific Plan area. The Specific Plan
was adopted on December 19, 2000 and is intended to guide future development in the area. A Negative
Declaration was also adopted on the same date that provided an environmental analysis for the three
downtown specific plans together. For the subject site, the West Dublin BART Specific Plan envisioned
the development of a 240-room hotel and 160 high-density residential units, and the Negative
Declaration examined the potential impacts of such a project.
However, the development that is now proposed to take place on the Dublin parcel is slightly different
than the project that was analyzed in the Supplemental EIR and Negative Declaration. The overall land
use development plan is still oriented toward creating a Transit Village providing an integration of
transportation services, employment opportunities, services and housing within a section of downtown
Dublin that is both visible and accessible from the freeways. The differences between the previous
project and the current proposal are summarized in the section below.
In order to determine if there were any environmental impacts that were present with the revised project
proposal that were not already addressed (and mitigated if necessary) in the Supplemental EIR and
Negative Declaration, an Initial Study was completed. The Initial Study, dated January 12, 2004,
determined that the potentially significant effects of the project were adequately addressed in the
Supplemental EIR and Negative Declaration. This Addendum to the Supplemental EIR and Negative
Declaration has been prepared which notes the minor land use changes and their relation to the certified
Supplemental EIR and Negative Declaration analysis.
PROJECT PROPOSAL:
The Planned Development Zoning District/Stage 1 Development Plan varies slightly from the project as
originally proposed and analyzed in the two environmental documents:
Hotel / residential project Hotel / residential project as Difference
described in 2001 SEIR currently proposed
Hotel size 240 room full-service hotel 150 room hotel -90 rooms
(rooms) with restaurant, meeting
rooms
Residential units 160 apartment units 210 apartment units +50 units
(44 units/acre) (58 units/acre)
Restaurant/retail Restaurant included in full- Separate 7,500 square foot None
service hotel retail/restaurant pad
The Initial Study determined that the only area that required additional analysis of potential impacts was
the traffic and circulation section of the SEIR and Negative Declaration.
A supplementary traffic analysis was completed to ensure that the traffic generated by the revised project
(150-room hotel, 210 apartment units, and 7,500 square foot restaurant/retail space) would not be
substantially different than the project as studied in the Supplemental EIR and Negative Declaration
(240-room hotel and 160 apartment units).
Since the trip generation rate for a quality restaurant is higher than the trip generation rate for a retail
space of the same size, the traffic analysis assumed the more traffic-intensive ("worst case") scenario of
having the 7,500 square foot pad utilized as a restaurant.
The results of the traffic analysis were as follows:
Previous plans: 240-room full service hotel, 160 unit apartment complex [ [
Daily A.M. Peak Hour P.M. Peak Hour
Land Use Size Trip Rate Trips Trips in Trips Out Total Trips in Trips Out Total
Hotel trips 240 8.23 1975 82 52 134 78 69 '146
Residential 160 6.63 742 9 48 57 47 23 69
BART trips 22'15 354 92 446 85 296 381
TOTAL 4932 445 193 638 209 388 597
Proposed plans: 150-room hotel, 210 unit apartment complex, 7500 square foot restaurant
Daily A.M. Peak Hour P.M. Peak Hour
Land Use Size Trip Rate Trips Trips in Trips Out Total Trips in Trips Out Total
Hotel trips 150 8.23 1235 51 33 84 48 43 92.
Residential 210 6.63 975 12 63 75 61 30 91
Restaurant 7500 89.95 675 5 1 6 38 19 56
BART trips 2215 354 92 446 85 296 381
TOTAL 5099 422 189 611 232 388 620
It was determined by the City Traffic Engineer that the 3.3% increase in daily trips and the 3.7% increase
in P.M. peak hour trip was not substantial and the traffic mitigation measures that were approved in the
SEIR for the original project would also be sufficient to mitigate the traffic-related impacts of the revised
project.
CONCLUSION:
Pursuant to Sections 15162 and 15164 of the California Environmental Quality Act (CEQA) Guidelines,
no subsequent EIR shall be prepared for this project, as no substantial changes have been proposed to the
project which require revisions of the previous EIR. No new significant environmental impacts have
been identified and no substantial increase in the severity of previously identified impacts have been
discovered.
With minor technical amendments and clarifications as outlined in this Addendum, the Supplemental
EIR for the West Dublin/Pleasanton BART Station and Transit Village Project and Negative Declaration
for the Downtown Specific Plans will continue to adequately address the environmental impacts of the
proposed BART development on the Dublin parcel.
This addendum will serve to document the file as such.
G:X,PA#\2003\03-033 West Dublin BART Apts-Hotel~Addendum to EIR.doc
West Dublin/Pleasanton BART Transit Village
Residential, Hotel, and Restaurant/retail development project
Planned Development Zoning District and Stage I Development Plan
West Dublin BART Specific Plan Amendment
PA 03-033
INITIAL STUDY
Reviewing Agency: City of Dublin
Prepared by: Kristi Bascom, Associate Planner
January 1;~,
TABLE OF CONTENTS
Environmental Checklist ......................................................................................................... 3
Determination ....................................................................................................................... 11
Evaluation of Environmental Impacts ................................................................................... 12
Mandatory Findings of Significance ...................................................................................... 33
City of Dublin
Initial Study for the West Dublin BART Transit Village Project (PA 03-033)
Page 2
January 12, 2004
Environmental Checklist/Initial Study
Introduction
This Initial Study has been prepared in accordance with the provisions of the California Environmental
Quality Act (CEQA) to assess the potential environmental impacts of implementing the proposed project
described below. The Initial Study consists of a completed environmental checklist and a brief explanation
of the environmental topics addressed in the checklist.
Project Applicant
Robert Russell
Ampelon Development Group LLC
2101 Webster Street, Suite 1605
Oakland, CA 94612
Contact Person for Initial Study
Kristi Bascom, Associate Planner
City of Dublin
100 Civic Plaza
Dublin, CA 94568
Project Location and Context
The project site is located at 6600 Golden Gate Drive near Downtown Dublin. The site is approximately
7.26 acres and lies adjacent to the future West Dublin/Pleasanton Bay Area Rapid Transit District (BART)
Station, on property currently owned by BART. The West Dublin/Pleasanton BART Station (not a part of
this project) will be built on an elevated structure in the median of the 1-580 freeway. Pedestrian
overcrossings will connect the main platform areas to parking garages in the cities of Dublin and
Pleasanton.
Exhibit 1 depicts the location of the project area in context of the larger City of Dublin, and Exhibit 2 depicts
the project site in relation to the West Dublin BART Specific Plan.
The project site is located within the West Dublin BART Specific Plan area. This specific plan was adopted
by the City of Dublin on December 19, 2000 for the purpose of directing the land use, circulation,
infrastructure and development for land located in the central portion of Dublin, west of the 1-680 freeway
and north of the 1-580 freeway. At build-out over the next five to seven years, the West Dublin BART
Specific Plan area will allow the development of a range of residential, commercial office, retail,
employment and public/quasi-public uses.
Project Background and Description
On February 8, 1990, the BART Board of Directors approved the extension of the BART transportation
system to Dublin and Pleasanton. Along with approval of the Dublin/Pleasanton extension, they certified
an Environmental Impact Report that evaluated the environmental impacts associated with extending the
BART rail line through the Livermore/Amador Valley area into the communities of Oastro Valley, Dublin,
Pleasanton, and Livermore. A component of the Dublin/Pleasanton Extension EIR included an evaluation
of the environmental impacts associated with the construction of the West Dublin BART station and joint
development on parcels adjacent to the station.
In 2001, the BART Board of Directors approved a plan to construct the West Dublin/Pleasanton BART
Station and the joint development of a BART-owned piece of property in Dublin for a 240-room hotel and
160-unit high-density residential units. In approving the plan, BART, as the lead agency, certified a
City of Dublin
Initial Study for the West Dublin BART Transit Village Project (PA 03-033)
Page 3
January12,2004
Supplemental EIR for the West Dublin/Pleasanton BART Station and Transit Village Project on April 2,
2001. BART is the lead agency for this project, and the City is a responsible agency under CEQA. As a
responsible agency, the City's role is very limited. Rather than certify Lead Agency's document as
adequate, the decision-making body of a responsible agency is required only to certify that it reviewed and
considered the information contained in the EIR prepared by the Lead Agency. (See Guidelines, § 15050,
subd. (b).)
This project is within the boundaries of the West Dublin BART Specific Plan area. The Specific Plan was
adopted on December 19, 2000 and is intended to guide future development in the area. A Negative
Declaration was also adopted on the same date that provided an environmental analysis for the three
downtown specific plans together. For the subject site, the West Dublin BART Specific Plan envisioned
the development of a 240-room hotel and 160 high-density residential units, and the Negative Declaration
examined the potential impacts of such a project.
However, the development that is proposed to take place on the Dublin parcel is slightly different than the
project that was analyzed in the Supplemental EIR. The overall land use development plan is still oriented
toward creating a Transit Village providing an integration of transportation services, employment
opportunities, services and housing within a section of downtown Dublin that is both visible and accessible
from the freeways. The future West Dublin/Pleasanton BART station and the development proposed by
the plan could be the catalyst for revitalization of the downtown area. The preliminary development plan
for the Planned Development Zoning District/Stage 1 rezoning indicates that the project sponsor proposes
a maximum number of 210 multi-family dwelling units (apartments) on 3.65 +/- acres of the 7.26-acre
property, with a density of approximately 58 dwelling units per acre. A 150-room hotel is proposed for 2.43
+/- acres of property immediately northwest and adjacent to the future BART station. Instead of having the
restaurant located inside the hotel as originally envisioned, a 7,500 square foot restaurant/retail is
proposed for 1.16 +/- acres of property immediately north of and adjacent to the future BART station.
The differences between the previous project and the current proposal are summarized below:
Hotel / residential project Hotel / residential project as Difference
described in 2001 SEIR currently proposed
Hotel size (rooms) 240 room full-service hotel with 150 room hotel -90 rooms
restaurant, meeting rooms
Residential units 160 apartment units 210 apartment units +50 units
Restaurant/retail Included in full-service hotel Separate 7,500 square foot None
restaurant/retail pad
Since the existing Specific Plan, the Negative Declaration for the Specific Plan, and the West
Dublin/Pleasanton BART Station and Transit Village Project Supplemental EIR analyzed a slightly different
mix of land uses on the property than are currently proposed, this Initial Study has been prepared to
examine whether the alternative uses have an environmental impact that was not addressed and mitigated
in the Supplemental EIR.
This Initial Study examines the potential environmental impacts resulting from development on the Dublin
parcel only, not the BART station itself or the BART parking garage.
City of Dublin
Initial Study for the West Dublin BART Transit Village Project (PA 03-033)
Page 4
January 12, 2004
The proposed project involves adopting a Planned Development Zoning District/Stage 1 Development Plan
for the Dublin property. With approval of the West Dublin BART Specific Plan in December 2000, the City
of Dublin approved a General Plan Amendment to change the land use designation on the subject property
to Retail/Office for 3.7+ acres and High Density Residential (30 to 50 dwelling units per acre) for 3.5+
acres, to accommodate the future use of the land for a commercial type use and multi-family housing. At
that time, a Negative Declaration for the Specific Plan and the accompanying General Plan Amendment
was also approved which analyzed and evaluated the land use mix proposed in the Plan.
This Initial Study has reviewed the current proposal in light of existing environmental documentation to
ensure that all impacts related to the proposed project are adequately addressed in the Supplemental EIR,
mitigated to a less-than-significant level by measures incorporated in the project, and that no further
environmental analysis is necessary for the project. This Initial Study has determined that the potentially
significant effects of the project were adequately addressed in the Supplemental EIR and an Addendum to
the Supplemental EIR has been prepared which notes the minor land use changes and their insignificant
impacts.
Future actions
There is a Stage I Planned Development Zoning District designation on the property currently. Because
the proposed project varies slightly from the existing Stage I Development Plan, a revised Planned
Development Zoning District and Stage I Development Plan needs to be adopted to allow the project as
proposed.
Following approval of the Stage I Development Plan and West Dublin BART Specific Plan Amendment, it
is anticipated that a Stage 2 Development Plan, Tentative Parcel Map, Site Development Review
application, and possibly a Development Agreement would be submitted with the details on how the site
and buildings will be designed and the maximum densities accomplished.
As a part of the next phase of land use entitlements, grading activities would occur to accommodate
planned land uses, roads and utilities. Water, sewer and recycled water services will be provided to the
site by Dublin San Ramon Services District (DSRSD) in accord with DSRSD's Water Supply and
Wastewater Collection System Master Plans. At the present time, it is anticipated that water supply for the
project would be provided by Zone 7 of the Alameda County Flood Control and Water Conservation
District. Water service is available to the surrounding properties and would be extended to serve this site.
Sewer service for the project would be accommodated through connection to the existing sewer system
owned and maintained by the Dublin San Ramon Services District (DSRSD), which has existing lines in the
vicinity of the site and adequate capacity to service the planned development. When and where available,
recycled water from DSRSD would be used for irrigation purposes, reducing the need for potable water.
The storm drain system for the development will be connected to the existing system of drainage facilities
owned and maintained by Zone 7 of the Alameda County Flood Control and Water Conservation System.
This system consists of underground pipes, box culverts and open channels that flow southerly adjacent to
1-580. From there, stormwater runoff will be transported south into Alameda County Flood Control District
facilities.
City of Dublin
Initial Study for the West Dublin BART Transit Village Project (PA 03-033)
Page 5
January 12, 2004
Exhibit 1. Regional Context
City of Dublin
Initial Study for the West Dublin BART Transit Village Project (PA 03-033)
Page 6
Janua~ 12,2004
Exhibit 2. Site Location/Vicinity
City of Dublin
Initial Study for the West Dublin BART Transit Village Project (PA 03-033)
Page 7
January 12, 2004
Exhibit 3. Proposed Planned Development Rezoning
City of Dublin
Initial Study for the West Dublin BART Transit Village Project (PA 03-033)
Page 8
January 12, 2004
1. Project title:
West Dublin BART Station Transit Village Residential, Hotel, and
Restaurant/Retail Development project
2. Project description:
Proposed Planned Development District (PD) Rezoning (Stage 1)
Maximum development would include 210 multi-family dwelling
units, a 150-room hotel, and a 7,500 square foot restaurant/retail
adjacent to the future West Dublin BART station.
3. Lead agency:
City of Dublin
100 Civic Plaza
Dublin CA 94588
4. Contact person:
Kristi Bascom, Associate Planner
Community Development Department
(925) 833-6610
5. Project location:
6600 Golden Gate Drive (generally located at the southerly
terminus of Golden Gate Drive, between St. Patrick Way and
Interstate 580).
6. Assessor's Parcel Number(s): 941-1500-046
7. Project sponsor:
Robert Russell, Ampelon Development Group, 2101 Webster
Street, Suite 1605, Oakland, CA 94612
8. General Plan designations:
Retail/Office and High Density Residential
9. Zoning:
Planned Development (West Dublin BART Specific Plan)
10. Specific Plan designations:
(R) Residential and (L) Lodging/Hotel
11. Surrounding land uses:
The hotel and restaurant/retail portion of the project is adjacent to
the future West Dublin/Pleasanton BART Station. To the west is
an existing warehouse with parking to the north, which is
designated Mixed-Use in the General Plan and in the West Dublin
BART Specific Plan, North and east of the project site are
retail/commercial and office buildings, which are designated for
Retail/Office use in the General Plan and in the West Dublin
BART Specific Plan. To the south of the property is the Interstate
580 freeway corridor.
12. Other public agency required approvals: Tentative and Final Parcel Map (City of Dublin)
Planned Development Zoning District/Stage II Development Plan
(City of Dublin)
City of Dublin
Initial Study for the West Dublin BART Transit Village Project (PA 03-033)
Page 9
Januaw 12,2004
Consideration of the Supplemental EIR and Addendum to the
SEIR (City of Dublin)
Approval of Development Agreement (City of Dublin)
Site Development Review Permit (City of Dublin)
Grading and Building Permits (City of Dublin)
Sewer and water connections (DSRSD)
Encroachment permits (City of Dublin)
Notice of Intent (State Water Resources Control Board)
Environmental Factors Potentially Affected
The environmental factors checked below would be potentially affected by this project, involving at least
one impact that is a "potentially significant impact" as indicated by the checklist on the following pages.
Aesthetics Agricultural Resources - Air Quality
Biological Resources - Cultural Resources - Geology/Soils
Hazards and Hazardous - Hydrology/VVater Quality Land Use/Planning
Materials
- Mineral Resources Noise Population/Housing
Public Services Recreation Transportation/
Circulation
Utilities/Service Mandatory Findings of
Systems Significance
Determination (to be completed by Lead Agency):
On the basis of this initial evaluation:
I find that the proposed project could not have a significant effect on the environment and the
previous Negative Declaration certified for this project by the City of Dublin adequately address potential
impacts and mitigate any impacts to a less-than-significant level.
I find that although the proposed project could have a significant effect on the environment, there will
not be a significant effect in this case because the mitigation measures described on an attached sheet
have been added to the project. A Negative Declaration will be prepared.
I find that although the proposed project may have a significant effect on the environment, but at least
one effect 1) has been adequately analyzed in an earlier document pursuant to applicable legal standards,
and 2) has been addressed by mitigation measures based on earlier analysis, as described on the
attached sheets. If the effect is a "potentially significant impact" or "potentially significant unless mitigated,"
and Environmental Impact Report is required, but must only analyze the effects that remain to be
addressed.
City of Dublin
Initial Study for the West Dublin BART Transit Village Project (PA 03-033)
Page 10
January12,2004
~ I find that although the proposed project could have a significant effect on the environment, there will
not be a significant effect in this case because all potentially significant effects have been analyzed
adequately in both the West Dublin/Pleasanton BART Station and Transit Village Project Supplemental
EIR (cedified by the Bay Area Rapid Transit District Board of Directors on April 2, 2001) and the Negative
Declaration for the Downtown Specific Plans (adopted by the Dublin City Council on December 19, 2000).
The impacts of development on the site and the surrounding area have been avoided or mitigated
pursuant to the earlier documents, including revisions or mitigation measures that are imposed on the
proposed project.
An Addendum to the West Dublin/Pleasanton BART Station and Transit Village Project Supplemental EIR
and Negative Declaration for the Downtown Specific Plans has been prepared which explains the minor
differences between the original project proposal as analysed in the SEIR and the project as currently
proposed. The Addendum will be considered with the Supplemental EIR before a decision is made on the
project.
Signature:
Printed Name:
Kristi Bascom, Associate Planner
Date: January 12, 2004
For: City of Dublin, Community Development Dept.
Evaluation of Environmental Impacts
1)
2)
3)
4)
A brief explanation is required for all answers except "no impact" answers that are adequately
supported by the information sources a lead agency cites in the parenthesis following each question,
A "no impact" answer is adequately supported if the referenced information sources show that the
impact simply does not apply to projects like the one involved (e.g. the project falls outside a fault
rupture zone). A "no impact" answer should be explained where it is based on project-specific factors
as well as general factors (e.g. the project will not expose sensitive receptors to pollutants, based on
a project-specific screening analysis).
All answers must take account of the whole action, including off-site as well as on-site, cumulative as
well as project-level, indirect as well as direct, and construction as well as operational impacts.
"Potentially Significant Impact" is appropriate if there is substantial evidence that an effect is
significant. If there are one or more "potentially significant impact" entries when the determination is
made, an EIR is required.
"Negative Declaration: Potentially Significant Unless Mitigation Incorporated" implies elsewhere the
incorporation of mitigation measures has reduced an effect from "potentially significant effect" to a
"less than significant impact." The lead agency must describe the mitigation measures and briefly
explain how they reduce the effect to a less than significant level.
City of Dublin
Initial Study for the West Dublin BART Transit Village Project (PA 03-033)
Page 11
January 12, 2004
Environmental Impacts (Note: Source of determination listed in parenthesis. See listing of sources
used to determine each potential impact at the end of the checklist)
Note: A full discussion of each item is found following
the checklist.
I. Aesthetics. Would the project:
a) Have a substantial adverse impact on a scenic
vista? (Source: 1,2,5)
b) Substantially damage scenic resources, including
but not limited to trees, rock outcroppings, and
historic buildings within a state scenic highway?
(Source: 1,2,5)
c) Substantially degrade the existing visual character
or quality of the site and its surroundings?
(Source: 1,2,5)
d) Create a new source of substantial light or glare
that would adversely affect day or nighttime
views in the area? (Source: 1,2,5)
II. Agricultural Resources
Would the project:
a) Convert Prime Farmland, Unique Farmland or
Farmland of Statewide Importance, as showing
on the maps prepared pursuant to the Farmland
Mapping and Monitoring Program of the'
California Resources Agency, to a non-
agricultural use? (Source: 1,2,5)
b) Conflict with existing zoning for agriculture use, or
a Williamson Act contract? (Source: 1,2,5)
c) Involve other changes in the existing environment
which, due to their location or nature, could result
in conversion of farmland to a non-agricultural
use? (Source: 1,2,5)
III. Air Quality (Where available, the significance
criteria established by the applicable air quality
management district may be relied on to make
the following determinations). Would the project:
a) Conflict with or obstruct implementation of the
applicable air quality plan? (Source: 1,2,5)
b) Violate any air quality standard or contribute
substantially to an existing or projected air quality
violation? (Source: 1,2,5)
PotentiallyLess Than Less than No
SignificantSignificantSignificant Impact
Impact With Impact
Mitigation
X
X
X
X
X
X
X
X
X
City of Dublin
Initial Study for the West Dublin BART Transit Village Project (PA 03-033)
Page12
Janua~ 12,2004
Note: A full discussion of each item is found following
the checklist.
c) Result in a cumulatively considerable net increase
of any criteria pollutant for which the project
region is non-attainment under an applicable
federal or state ambient air quality standard
(including releasing emissions which exceed
quantitative thresholds for ozone precursors?
(Source: 1,2,5)
d) Expose sensitive receptors to substantial pollutant
concentrations? (Source: 1,2,5)
e) Create objectionable odors? (Source: 1,2,5)
IV. Biological Resources. Would the project
a) Have a substantial adverse effect, either directly
through habitat modifications, on any species
identified as a candidate, sensitive, or special
status species in local or regional plans, policies
or regulations, or by the California Department of
Fish and Game or the U.S. Fish and Wildlife
Service? (Source: 1,2,5)
b) Have a substantial adverse effect on any riparian
habitat or other sensitive natural community
identified in local or regional plans, policies or
regulations or by the California Department of
Fish and Game or the U.S. Fish and Wildlife
Service? (Source: 1,2,5)
c) Have a substantial adverse impact on federally
protected wetlands as defined by Section 404 of
the Clean Water Act (including but not limited to
marsh, vernal pool, coastal, etc.) through direct
removal, filling, hydrological interruption or other
means? (Source: 1,2,5)
d) Interfere substantially with the movement of any
native resident or migratory fish or wildlife
species or with established native resident or
migratory wildlife corridors, or impede the use of
native wildlife nursery sites? (Source: 1,2,5)
e) Conflict with any local policies or ordinances
protecting biological resources, such as tree
protection ordinances? (Source: 1,2,5)
PotentiallyLess Than Less than No
SignificantSignificantSignificant Impact
Impact With Impact
Mitigation
X
X
X
X
X
X
X
X
City of Dublin
Initial Study for the West Dublin BART Transit Village Project (PA 03-033)
Page 13
Januaw 12,2004
Note: A full discussion of each item is found following
the checklist.
f) Conflict with the provision of an adopted Habitat
Conservation Plan, Natural Community
Conservation Plan or other approved local,
regional or state habitat conservation plan?
(Source: 1,2,5)
V. Cultural Resources. Would the project
a) Cause a substantial adverse impact in the
significance of a historical resource as defined in
Sec. 15064.5? (Source: 1,2)
b) Cause a substantial adverse change in the
significance of an archeological resource
pursuant to Sec. 15064.5 (Source: 1,2)
c) Directly or indirectly destroy a unique
paleontological resource or unique geologic
feature? (Source: 1,2)
d) Disturb any human remains, including those
interred outside of a formal cemetery? (Source:
1,2)
VI. Geology and Soils. Would the project
a) Expose people or structures to potential
substantial adverse effects, including the risk of
loss, injury, or death involving:
i) Rupture of a known earthquake fault, as
delineated on the most recent Alquist-Priolo Fault
Zoning Map issued by the State Geologist or
based on other known evidence of a known fault
(Source: 1,2)
ii) Strong seismic ground shaking (Source: 1,2)
iii) Seismic-related ground failure, including
liquefaction? (Source: 1,2)
iv) Landslides? (Source: 1,2)
b) Result in substantial soil erosion or the loss of
topsoil? (Source: 1,2)
c) Be located on a geologic unit or soil that is
unstable, or that would become unstable as a
result of the project and potentially result in on-
and off-site landslide, lateral spreading,
subsidence, liquefaction, (Source: 1,2) or
PotentiallyLess Than Less than No
SignificantSignificantSignificant Impact
Impact With Impact
Mitigation
X
X
X
X
X
X
X
X
X
X
X
X
City of Dublin
Initial Study for the West Dublin BART Transit Village Project (PA 03-033)
Page 14
January 12, 2004
Note: A full discussion of each item is found following
the checklist.
d) Be located on expansive soil, as defined in Table
13-1-B of the Uniform Building Code (1994),
creating substantial risks to life or property?
(Source: 1,2)
e) Have soils capable of adequately supporting the
use of septic tanks or alternative wastewater
disposal systems where sewers are not available
for the disposal of waste? (Source: 1,2)
VII. Hazards and Hazardous Materials. Would the
project:
a) Create a significant hazard to the public or the
environment through the routine transport, use or
disposal of hazardous materials
(Source: 1,2)
b) Create a significant hazard to the public or the
environment through reasonably foreseeable
upset and accident conditions involving the
release of hazardous into the environment?
(Source: 1,2)
c) Emit hazardous emissions or handle hazardous
materials, substances, or waste within one-
quarter mile of an existing or proposed school?
(Source: 1, 2)
d) Be located on a site which is included on a list of
hazardous materials sites complied pursuant to
Government Code Sec. 65962.5 and, as a result,
would it create a significant hazard to the public
or the environment? (Source: 1,2)
e) For a project located within an airport land use
plan or, where such plan has not been adopted,
would the project result in a safety hazard for
people residing or working in the project area?
(Source: 1,2)
f) For a project within the vicinity of private airstrip,
would the project result in a safety hazard for
people residing or working in the project area?
(Source: 1, 2)
g) Impair implementation of or physically interfere
with the adopted emergency response plan or
emergency evacuation plan? (Source: 1, 2)
Potentially Less Than Less than No
Significant Significant Significant Impact
Impact With Impact
Mitigation
X
X
X
X
X
X
X
X
X
City of Dublin
Initial Study for the West Dublin BART Transit Village Project (PA 03-033)
Page 15
January 12, 2004
Note: A full discussion of each item is found following
the checklist.
h) Expose people or structures to a significant risk of
loss, injury or death involving wildland fires,
including where wildlands are adjacent to
urbanized areas or where residences are
intermixed with wildlands? (Source: 1,2)
VIII. Hydrology and Water Quality. Would the project:
a) Violate any water quality standards or waste
discharge requirements? (Source: 1, 2)
b) Substantially deplete groundwater supplies or
interfere substantially with groundwater recharge
such that there would be a net deficit in aquifer
volume or a lowering of the local groundwater
table level (e.g. the production rate of existing
nearby wells would drop to a level which would
not support existing land uses or planned uses
for which permits have been granted? (Source: 1,
2)
c) Substantially alter the existing drainage pattern of
the site or area, including through the aeration of
the course of a stream or river, in a manner
which would result in substantial erosion or
siltation on- or off-site? (Source: 1,2)
d) Substantially alter the existing drainage pattern of
the site or areas, including through the alteration
of a course or stream or river, or substantially
increase the rate or amount of surface runoff in a
manner which would result in flooding on- or off-
site? (Source: 1,2)
e) Create or contribute runoff water which would
exceed the capacity of existing or planned
stormwater drainage systems or provide
substantial additional sources of polluted runoff?
(Source: 1,2)
f) Otherwise substantially degrade water quality?
(Source: 1, 2)
g) Place housing within a 100-year flood hazard area
as mapped on a Flood Hazard Boundary or
Flood Insurance Rate Map or other flood
delineation map? (Source: 1, 2)
PotentiallyLess Than Less than No
SignificantSignificantSignificant Impact
Impact With Impact
Mitigation
X
X
X
X
X
X
X
X
City of Dublin
Initial Study for the West Dublin BART Transit Village Project (PA 03-033)
Page 16
January 12,2004
Note: A full discussion of each item is found following
the checklist.
h) Place within a 100-year flood hazard area
structures which impede or redirect flood flows?
(Source: 1,2)
i) Expose people or structures to a significant risk of
loss, injury, and death involving flooding,
including flooding as a result of the failure of a
levee or dam? (Source: 1,2)
j) Inundation by seiche, tsunami or mudflow?
(Source: 1, 2)
IX. Land Use and Planning. Would the project:
a) Physically divide an established community?
(Source: 1,2, 3, 5)
b) Conflict with any applicable land use plan, policy,
or regulation of an agency with jurisdiction over
the project (including but not limited to the
general plan, specific plan; or zoning ordinance)
adopted for the purpose of avoiding or mitigating
an environmental effect? (Source: 1, 2, 3, 5)
c) Conflict with any applicable habitat conservation
plan or natural community conservation plan?
(Source: 1,2, 3, 5)
X. Mineral Resources. Would the project
a) Result in the loss of availability of a known mineral
resource that would be of value to the region and
the residents of the state? (Source: 1,2)
b) Result in the loss of availability of a locally
important mineral resource recovery site
delineated on a local general Plan, specific plan
or other land use plan? (Source: 1, 2)
Xl. Noise. Would the proposal result in:
a) Exposure of persons to or generation of noise
levels in excess of standards established in the
general plan or noise ordinance, or applicable
standards of other agencies? (Source: 1,2)
b) Exposure of persons or to generation of excessive
groundborne vibration or groundborne noise
levels? (Source: 1,2)
PotentiallyLess Than Less than No
SignificantSignificantSignificant Impact
Impact With Impact
Mitigation
X
X
X
X
X
X
X
X
X
X
City of Dublin
Initial Study for the West Dublin BART Transit Village Project (PA 03-033)
Page 17
January 12, 2004
Note: A full discussion of each item is found following
the checklist.
c) A substantial permanent increase in ambient noise
levels in the project vicinity above existing levels
without the project? (Source: 1,2)
d) A substantial temporary or periodic increase in
ambient noise levels in the project vicinity above
levels without the project? (Source: 1, 2)
e) For a project located within an airport land use
plan or, where such a plan has not been
adopted, within two miles of a public airport or
public use airport, would the project expose
people residing or working n the project area to
excessive noise levels? (Source: 1, 2)
f) For a project within the vicinity of a private airstrip,
would the project expose people residing or
working in the project area to excessive noise
levels? (Source: 1, 2)
Xll. Population and Housing. Would the project
a) Induce substantial population growth in an area,
either directly or indirectly (for example, through
extension of roads or other infrastructure)?
(Source: 1, 2)
b) Displace substantial numbers of existing housing,
necessitating the construction of replacement
housing elsewhere? (Source: 1, 2)
c) Displace substantial numbers of people,
necessitating the replacement of housing
elsewhere? (Source: 1,2)
XlII. Public Services. Would the proposal:
a) Would the project result in substantial adverse
physical impacts associated with the provision of
new or physically altered governmental facilities,
the construction of which could cause significant
environmental impacts, in order to maintain
acceptable service rations, response times or
other performance objectives for any of the public
services? (Sources: 1, 2)
Fire protection?
Police protection
Schools
Parks
PotentiallyLess Than Less than No
SignificantSignificantSignificant Impact
Impact With Impact
Mitigation
X
X
X
X
X
X
X
X
X
X
X
City of Dublin
Initial Study for the West Dublin BART Transit Village Project (PA 03-033)
Page 18
January 12,2004
Note: A full discussion of each item is found following
the checklist.
Other public facilities
b) Does the project include recreational facilities or
require the construction or expansion of
recreational facilities which might have an
adverse physical effect on the environment?
(Source: 1,2)
XV. Transportation and Traffic. Would the project:
a) Cause an increase in traffic which is substantial in
relation to the existing traffic load and capacity of
the street system (i.e. result in a substantial
increase in either the number of vehicle trips, the
volume to capacity ratio on roads or congestion
at intersections)? (Source: 1, 2)
b) Exceed, either individually or cumulatively, a level
of service standard established by the County
Congestion Management Agency for designated
roads or highways? (Source: 1, 2)
c) Result in a change in air traffic patterns, including
either an increase in traffic levels or a change in
location that results in substantial safety risks?
(Source: 1, 2)
d) Substantially increase hazards due to a design
feature (e.g. sharp curves or dangerous
intersections) or incompatible uses, such as farm
equipment? (Source: 1, 2)
e) Result in inadequate emergency access? (Source:
1,2)
f) Result in inadequate parking capacity? (Source: 1,
2)
g) Conflict with adopted policies, plans or programs
supporting alternative transportation (such as bus
turnouts and bicycle facilities)? (Source: 1,2)
XVl. Utilities and Service Systems. Would the project
a) Exceed wastewater treatment requirements of the
applicable Regional Water Quality Control
Board? (Source: 1, 2)
b) Require or result in the construction of new water
or wastewater treatment facilities or expansion of
existing facilities, the construction of which could
cause significant environmental effects? (Source:
1,2)
PotentiallyLess Than Less than No
SignificantSignificantSignificant Impact
Impact With Impact
Mitigation.
X
X
X
X
X
X
X
X
X
X
X
City of Dublin
Initial Study for the West Dublin BART Transit Village Project (PA 03-033)
Page 19
January12,2004
Note: A full discussion of each item is found following
the checklist.
c) Require or result in the construction of new storm
water drainage facilities or expansion of existing
facilities, the construction of which could cause
significant environmental effects? (Source: 1,2)
d) Have sufficient water supplies available to serve
the project from existing water entitlements and
resources, or are new or expanded entitlements
needed? (Source: 1,2)
e) Result in a determination by the wastewater
treatment provider which serves or may serve the
project that it has adequate capacity to serve the
project's projected demand in addition to the
providers existing commitments? (Source: 1,2)
f) Be served by a landfill with sufficient permitted
capacity to accommodate the project's solid
waste disposal needs? (Source: 1, 2)
g) Comply with federal, state and local statutes and
regulations related to solid waste? (Source:
Source: 1,2)
XVl. Mandatory Findings of Significance.
a) Does the project have the potential to degrade the
quality of the environment, substantially reduce
the habitat of a fish or wildlife species, cause a
fish or wildlife population to drop below self-
sustaining levels, threaten to eliminate a plant or
animal community, reduce the number of or
restrict the range of a rare or endangered plant or
animal or eliminate important examples of the
major periods of California history or prehistory?
b) Does the project have impacts that are individually
limited, but cumulatively considerable?
("Cumulatively considerable" means that the
incremental effects of a project are considerable
when viewed in connection with the effects of
past projects, the effects of other current projects
and the effects of probable future projects).
c) Does the project have environmental effects which
will cause substantial adverse effects on human
beings, either directly or indirectly?
Potentially Less ThanLess than No
Significant Significant Significant Impact
Impact With Impact
Mitigation
X
X
X
X
X
X
X
X
Sources used to determine potential environmental impacts
City of Dublin
Initial Study for the West Dublin BART Transit Village Project (PA 03-033)
Page 20
January 12, 2004
Final West Dublin/Pleasanton BART Station and Transit Village Project Supplemental EIR (April 2,
2001)
Initial Study and Negative Declaration prepared for the Downtown Specific Plans (August 2000,
revised and adopted December 19, 2000)
Discussion/correspondence with City of Dublin staff or affected special districts
Other source (Development Plan, Field observations, Record Search, etc.)
XVll. Earlier Analyses
Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, one or
more effects have been adequately analyzed in an earlier EIR or negative declaration. Reference Section
15063 (c)(3)(d).
a) Earlier analyses used. Identify earlier analyses and state where they are available for review.
Nearly all of the environmental setting, project impacts and mitigation measures for this Initial Study refer to
environmental information and mitigation measures contained in the Supplemental Environmental Impact
Report for the West Dublin/Pleasanton BART Station and Transit Village Project (Certified April 2, 2001)
and the Negative Declaration prepared for the Downtown Specific Plans (adopted December 19, 2000).
BART, as the lead agency for the West Dublin/Pleasanton BART Station and Transit Village project,
prepared and certified a Supplemental EIR for the West Dublin/Pleasanton BART Station and Transit
Village Project. BART is the lead agency on the project and the environmental review, and the City is a
responsible agency under CEQA. As a responsible agency, the City's role is very limited. Rather than
certify Lead Agency's document as adequate, the decision-making body of a responsible agency is
required only to certify that it reviewed and considered the information contained in the EIR prepared by
the Lead Agency. (See Guidelines, § 15050, subd. (b).) If the City were to conclude that the document is
inadequate under CEQA, its only remedy would be to litigate the EIR's adequacy. In order to satisfy the
City's responsibilities as responsible agency under CEQA, Staff prepared this Initial Study for the project
that analyzed the potential impacts of the project and the adequacy and suitability of DART's analysis,
keeping in mind that the project as proposed is slightly different than the project analyzed in the SEIR and
could have different or additional impacts. The Initial Study has determined that the potentially significant
effects of the project were adequately addressed in both the Supplemental EIR and Negative Declaration.
As part of the certification of the EIR, the BART Board of Supervisors adopted a Statement of Overriding
Considerations for the construction noise and operational noise impacts.
The certified EIR contains a large number of mitigation measures that will be applied to the West
Dublin/Pleasanton BART Station and Transit Village Project. Specific mitigation measures are noted in the
following discussion section. This Initial Study has been prepared due to the availability of more specific
information on the Dublin project since the time of the SEIR certification, to document the environmental
information related to the discretionary decisions to be made by the City of Dublin for the Transit Village
project, and to analyze the current project details in relation to the previous project proposal.
Copies of documents referenced here are available for public review at the City of Dublin Planning
Department, 100 Civic Plaza, Dublin CA, during normal business hours.
City of Dublin
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January 12, 2004
Discussion of Checklist
I. Aesthetics
Proiect
a-d)
Impacts and Mitigation Measures
Significant impact on scenic vista, damage to scenic resource, degrades visual character of the
site or create light or glare? Construction of the proposed project would change the character of
the area from undeveloped property within a predominantly light industrial area to an urbanized
area with hotel and residential development, although a substantial amount of landscaping and
pedestrian-oriented open spaces are anticipated to be included in the project. However, this site
area is contained in the downtown urbanized portion of the City, and the introduction of the BART
Transit Village development would entail construction of a multi-stow hotel (five stories), a
residential complex (four stories) and associated parking, and a restaurant/retail on land that is
currently undeveloped. Aesthetic impacts of constructing the project were addressed in both the
West Dublin/Pleasanton BART Station and Transit Village Supplemental EIR and the Initial
Study/Negative Declaration for the West Dublin BART Specific Plan. However, this development
should not obstruct views of surrounding hillsides and would be considered consistent with the
commercial character of the area.
As this is a less-than-significant effect, no mitigation measures are necessary. However, the
design of the project must be consistent with the Design Guidelines incorporated in the West
Dublin BART Specific Plan, as a well-designed transit village would be an aesthetic asset to the
Dublin downtown. The proposed plaza adjacent to the hotel and station, and the many pedestrian
walkways and streetscape features of the Transit Village will further enhance the appearance and
overall design of the project. As the adjacent 1-580 corridor is designated a Scenic Highway in the
Dublin General Plan, the project must follow the City's guiding policy related to implementing a
physical design that enhances a positive image of Dublin as seen by travelers on the highway. A
more in-depth review and evaluation of the design of the structures and the pedestrian
connections will be performed at Stage 2 of the Planned Development and Site Plan Review
process.
With the revised project proposal of 210 residential units, 150 hotel rooms, and a 7,500 square
foot restaurant/retail, there are no impacts beyond those that have already been identified (and
mitigated if necessary) in the Final West Dublin/Pleasanton BART Station and Transit Village SEIR
and the Negative Declaration for the Downtown Specific Plans.
II. Agricultural Resources
Project Impacts and Mitigation Measures
a-c)
Convert Prime Farmland, conflict with agricultural zoning or convert prime farmland to a non-
agricultural use? The site has not been used for agricultural purposes in the past or present, and no
Williamson Act Land Conservation Agreement exists on the project site. It is located in an urbanized
portion of the City, completely isolated from other agricultural resources within the region.
Additionally, the site is not located on Prime Farmland, Unique Farmland or Farmland of Statewide
Importance as identified by the Farmland Mapping and Monitoring Program of the California
City of Dublin
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January 12, 2004
Resources Agency. The potential for impacts related to agricultural resources has been adequately
assessed in previous environmental documents. Therefore, no adverse impacts to agricultural
resources would result from the project and no additional mitigation measures are required.
With the revised project proposal of 210 residential units, 150 hotel rooms, and a 7,500 square foot
restaurant/retail, there are no impacts beyond those that have already been identified (and mitigated
if necessary) in the Final West Dublin/Pleasanton BART Station and Transit Village SEIR and the
Negative Declaration for the Downtown Specific Plans.
III, Air Quality
Proiect Impacts and Mitiqation Measures
a)
Would the project conflict or obstruct implementation of an air quality plan? The proposed project
would not conflict with the local Clean Air Plan adopted by the Bay Area Air Quality Management
District, since the proposed number of dwelling units in the entire specific plans area is only slightly
higher than what has been included in Dublin's planned growth as part of the West Dublin BART
Specific Plan and is permitted under the City's General Plan. Additionally, the proposed land uses
are consistent with the ABAG growth projections for the City of Dublin, and the proposed transit
facility development has been included in the Transportation Improvement Plan for the nine-county
San Francisco Bay Area. As a result, development of the proposed project would not conflict with
the projections contained in the Bay Area '97 Clean Air Plan. Therefore, such impacts would be less-
than-significant.
b)
Would the project violate any air quality standards? Short-term construction impacts related to
implementation of the project, including grading and excavation, could result in exceeding air quality
standards established by the Bay Area Air Quality Management District (West Dublin EIR, Impact
4.4-1). Adherence to the mitigation measures in Mitigation Measure 4.4-1 contained in the West
Dublin/Pleasanton BART Station and Transit Village Supplemental EIR will reduce short-term air
quality impacts to a less-than-significant level. These measures minimize the creation of fugitive dust
during grading and construction activities and also mandate that construction equipment be kept in
proper running order. The West Dublin/Pleasanton BART Station and Transit Village Supplemental
EIR concludes that potential air quality impacts related to construction could be mitigated to a less-
than-significant impact his impact.
Similarly, potential air quality impacts related to vehicular traffic emissions on roadways and in the
proposed parking structure of Reactive Organic Gasses and Nitrogen Oxide, both precursor
indicators of smog, and stationary source emissions would not exceed regional air quality standards
or thresholds. Additionally, approval of the proposed project would facilitate construction of the
approved West Dublin/Pleasanton BART Station, which would substantially reduce automobile travel
on the local and regional roadways by providing a transportation alternative for commuters. The
result would be a net reduction in regional emissions. Therefore, this impact would be considered
less-than-significant.
City of Dublin
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January 12, 2004
c)
Would the project result in cumulatively considerable air pollutants? The West Dublin/Pleasanton
BART Station and Transit Village Supplemental EIR identify vehicular emissions and stationary
source emissions as less-than-significant impacts. Generally such impacts are based on vehicular
emission from future traffic within the sub-region as well as stationary sources. As discussed in ll.b.
above, approval of the project would allow development of an additional BART transit facility and
also development of housing, office and commercial land uses near the transit facility. The result
would be a net reduction in cumulative regional emissions. Therefore, this impact would be
considered less-than-significant.
d,e) Expose sensitive receptors to significant pollutant concentrations or create objectionable odors? The
land uses proposed for site include residential and commercial land uses. As the development of the
BART transit facility would actually reduce cumulative regional emissions and reduce the number of
vehicles on the area roadways, the project will not expose sensitive receptors to significant pollutant
concentrations or create objectionable odors. No impact will occur and no further analysis is
necessary.
In sum, air quality impacts associated with the project have been addressed in previous
environmental documents. With the revised project proposal of 210 residential units, 150 hotel
rooms, and a 7,500 square foot restaurant/retail, there are no impacts beyond those that have
already been identified (and mitigated if necessary) in the Final West Dublin/Pleasanton BART
Station and Transit Village SEIR and the Negative Declaration for the Downtown Specific Plans.
The proposed development of the transit village project is consistent with previous actions approved
by the City of Dublin and no additional mitigation measures are required.
IV. Biological Resources
Proiect Impacts and Mitigation Measures
Have a substantial adverse impact on special-status species riparian features, movement of fish or
wildlife species or conflict with Habitat Conservation Plan? Potential impacts to rare, threatened or
endangered species have been addressed in the West Dublin/Pleasanton BART Station and Transit
Village Supplemental EIR and Negative Declaration for the West Dublin BART Specific Plan Area as
well as in the original EIR for the BART extension project. The development of the project site would
result in the loss of approximately 9.5 acres of grassland habitat. All biological habitat was assumed
to be removed from the site in original EIR for the BART extension project, and no increase in
biological resources on the site has occurred. Because of the geographic location of the site
between the 1-580 freeway corridor and light industrial/commercial development, it is highly unlikely
that any special status species would locate on the site or use the site as mitigation or movement
corridor.
Additionally, a recent review of the California Department of Fish and Game's CNDDB conducted in
February 2000, and a site reconnaissance survey on March 16, 2000, confirmed that the biological
resources existing on the site have not significantly changed since the original EIR for the BART
extension project was prepared.
City of Dublin
Initial Study for the West Dublin BART Transit Village Project (PA 03-033)
Page 24
January 12, 2004
With the revised project proposal of 210 residential units, 150 hotel rooms, and a 7,500 square foot
restaurant/retail, there are no impacts beyond those that have already been identified (and mitigated
if necessary) in the Final West Dublin/Pleasanton BART Station and Transit Village SEIR and the
Negative Declaration for the Downtown Specific Plans. The proposed development of the transit
village project is consistent with previous actions approved by the City of Dublin and no additional
mitigation measures are required.
V. Cultural Resources
Proiect Impacts and Mitiqation Measures
Cause substantial adverse change to significant historic, archeological or paleontological resources
or human remains? The West Dublin/Pleasanton BART Station and Transit Village Supplemental
EIR and the original EIR for the BART extension project identified no known historic or cultural
resources on the project site. However, disturbance of unknown cultural resources, including
disruption or destruction of prehistoric resources, and disruption to historic resources, may occur with
the removal of vegetation and surface soils through development related grading activities. To
reduce the potential degradation of unidentified cultural resources on the site, Mitigation Measures
4.10-2 have been included in the West Dublin/Pleasanton BART Station and Transit Village
Supplemental EIR to reduce impacts to cultural resources to a level of less-than-significant.
With the revised project proposal of 210 residential units, 150 hotel rooms, and a 7,500 square foot
restaurant/retail, there are no impacts beyond those that have already been identified (and mitigated
if necessary) in the Final West Dublin/Pleasanton BART Station and Transit Village SEIR and the
Negative Declaration for the Downtown Specific Plans. The proposed development of the transit
village project is consistent with previous actions approved by the City of Dublin and no additional
mitigation measures are required.
VI. Geology and Soils
Proiect Impacts and Mitigation Measures
Expose people or structures to potential substantial adverse impacts, including loss, injury or death
related to ground rupture, seismic ground shaking, ground failure, or landslide, substantial erosion,
unstable soils or liquefaction? The West Dublin/Pleasanton BART Station and Transit Village EIR
and the original EIR for the BART extension project identify several potential impacts to soils and
geology, including earthquake, ground shaking, and ground rupture. The site is relatively flat and
contains no areas of slope, and no impacts related to landslides or erosion have been identified.
Mitigation measures such as additional subsurface investigations, and with appropriate structural
and foundation design incorporated into the final engineered design are contained in the West
Dublin/Pleasanton BART Station and Transit Village Supplemental EIR and the original EIR for the
BART extension project, will reduce soils and geologic impacts to a level of less-than-significant.
City of Dublin
Initial Study for the West Dublin BART Transit Village Project (PA 03-033)
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January 12, 2004
Soils and geologic impacts associated with the project site have been addressed in previous
environmental documents, including the West Dublin/Pleasanton BART Station and Transit Village
Supplemental EIR and the original EIR for the BART extension project.
With the revised project proposal of 210 residential units, 150 hotel rooms, and a 7,500 square foot
restaurant/retail, there are no impacts beyond those that have already been identified (and mitigated
if necessary) in the Final West Dublin/Pleasanton BART Station and Transit Village SEIR and the
Negative Declaration for the Downtown Specific Plans. The proposed development of the transit
village project is consistent with previous actions approved by the City of Dublin and no additional
mitigation measures are required.
VII. Hazards and Hazardous Materials
Proiect Impacts and Mitiqation Measures
a-g)
Create a significant hazard through transport of hazardous materials or release or emission of
hazardous materials, listed as a hazardous materials site, interference with an emergency
evacuation plan, subject to wildland fires, or located near a public or private airstrip? No hazards
related to transport of hazardous materials should occur with the development of the project as the
BART station will serve only human passengers, and the other proposed uses are residential, a
commercial hotel, and a restaurant/retail, none of which are associated with the transport or use of
hazardous materials. The area has had reports of hazardous materials contamination, and
development of the site could expose workers and sensitive receptors to hazardous materials in the
area. Residents and hotel occupants would also be exposed to soil contaminants, both identified
and unidentified, in the vicinity. A Phase 1 and Phase 2 Site Assessment was performed on the site
for the original BART extension project and discussed in the West Dublin/Pleasanton BART Station
and Transit Village Supplemental EIR and the original EIR for the BART extension project. In order
to determine the extent of soil and groundwater contamination on the site, the environmental
documents recommend further field sampling prior to commencement of construction activities. If
contaminants are identified, a remediation plan will be prepared consistent with applicable local,
state and federal regulations.
Adherence to Mitigation Measure 4.7-1 contained in the West Dublin/Pleasanton BART Station and
Transit Village Supplemental EIR and the original EIR for the BART extension project will reduce
potential risks related to hazardous materials exposure and contaminants to a less-than-significant
level.
The site is not in an area subject to wildland fires, and lies outside the referral area for the Livermore
Municipal Airport.
With the revised project proposal of 210 residential units, 150 hotel rooms, and a 7,500 square foot
restaurantJretail, there are no impacts beyond those that have already been identified (and mitigated
if necessary) in the Final West Dublin/Pleasanton BART Station and Transit Village SEIR and the
Negative Declaration for the Downtown Specific Plans. The proposed development of the transit
City of Dublin
Initial Study for the West Dublin BART Transit Village Project (PA 03-033)
Page 26
January12,2004
village project is consistent with previous actions approved by the City of Dublin and no additional
mitigation measures are required,
VIII. Hydrology and Water Quality
Project Impacts and Mitigation
a-i)
Violate any water quality standards or waste discharge requirements, deplete groundwater
resources, alter drainage patterns, effect surface or subsurface water quality, result in placing
housing in a flood plain? Water and hydrologic impacts of the proposed development of the Transit
Village project were addressed in the West Dublin/Pleasanton BART Station and Transit Village
Supplemental EIR and the original EIR for the BART extension project, certified by the BART Board
of Supervisors in 1990 and 2001. Impacts reviewed included potential flooding, loss of groundwater
recharge area, potential increases in surface water quality pollution. Since the proposed project will
develop the same area on the site as assumed in the original EIR for the BART extension project, no
new significant stormwater drainage impacts are anticipated. Construction activities and operational
site uses associated with the project could result in degradation of water quality in nearby surface
water and reservoirs by reducing the quality of stormwater runoff. A Notice of Intent (NOI) must be
filed with the Regional Water Quality Control Board (RWQCB) and a Stormwater Pollution
Prevention Plan (SWPPP) will be developed and implemented for the site, in accordance with the
mitigation measures discussed in the Supplemental EIR. Adherence to mitigation measure 4.2-2 will
reduce potential impacts to water and water quality to a level of less-than-significant.
With the revised project proposal of 210 residential units, 150 hotel rooms, and a 7,500 square foot
restaurant/retail, there are no impacts beyond those that have already been identified (and mitigated
if necessary) in the Final West Dublin/Pleasanton BART Station and Transit Village SEIR and the
Negative Declaration for the Downtown Specific Plans. The proposed development of the transit
village project is consistent with previous actions approved by the City of Dublin and no additional
mitigation measures are required.
IX. Land Use and Planning
Project Impacts and Mitiqation
a)
Physically divide an established community?. The project is vacant and has been planned for similar
uses associated with a BART Station since the original adoption of the Dublin General Plan in 1990.
The adoption of the West Dublin BART Specific Plan and related General Plan Amendment to
change the land use designation on the subject property to Retail/Office for 3.7+ acres and High
Density Residential (30 to 50 dwelling units per acre) for 3.5+ acres, to accommodate the future use
of the land for a commercial type use and multi-family housing. At that time, a Negative Declaration
for the Specific Plan and the General Plan Amendment were also approved which analyzed and
evaluated the land use mix proposed in the Plan, including that proposed in the area of the future
West Dublin BART Transit Village proposed at that time by Jones Lang LaSalle Project and
Development Management. Surrounding uses planned for the area under the Specific Plan are
mixed use (combination of residential and retail/commercial or office uses) and retail/commercial and
City of Dublin
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January 12,2004
office type uses. Adjacent to the southern property boundary is the 1-580 freeway corridor.
Therefore, there would be no disruption of any established community.
b)
Conflict with any applicable land use plan, policy or regulation? The proposed project would be
consistent with goals and policies contained in the Dublin General Plan. The project as proposed
is a higher residential land use density than is currently allowed in the West Dublin BART Specific
Plan. The project is requesting a Specific Plan amendment to allow 58 units per acre on the High
Density Residential site instead of the maximum 45 units/acre that is currently allowed. Although
this density sounds like a sizable increase, the overall increase in the number of residential units in
the Specific Plan area is not very much because the overall number of residential units proposed
in the whole West Dublin BART Specific Plan area is increased only slightly, as shown on the table
below. Additionally, the number of accompanying hotel rooms has been reduced from 240 rooms
to 150.
Subject site Other residential site in Total
6600 Golden Gate the W. Dublin BART
Dr Specific Plan area:
6700 Golden Gate Dr
Units allowed per Specific Plan 160 331 491
Units proposed in actual projects 210 304 514
Unit surplus (deficit) 60 (27) 23
This project consists of a rezoning to implement the existing general plan designations on the site
and a request to amend the Specific Plan to allow the increased density. No impacts are anticipated
as a result of this request and no additional mitigation measures are required.
c)
Conflict with a habitat conservation plan or natural community conservation plan? No such plan has
been adopted within the West Dublin BART Specific Plan area, in which the Transit Village project is
located. There would therefore be no impact to a habitat conservation plan or natural community
conservation plan for the proposed project.
With the revised project proposal of 210 residential units, 150 hotel rooms, and a 7,500 square foot
restaurant/retail, there are no impacts beyond those that have already been identified (and mitigated
if necessary) in the Final West Dublin/Pleasanton BART Station and Transit Village SEIR and the
Negative Declaration for the Downtown Specific Plans. The proposed development of the transit
village project is consistent with previous actions approved by the City of Dublin and no additional
mitigation measures are required.
X. Mineral Resources
Proiect Impacts and Miti.qation
a, b)
Result in the loss of availability of regionally or locally significant mineral resources? The site is not
located in an area of aggregate resources. The West Dublin/Pleasanton BART Station and Transit
Village Supplemental EIR and the original EIR for the BART extension project do not indicate that
significant deposits of minerals exist on the site. Therefore, no impacts would occur.
City of Dublin
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With the revised project proposal of 210 residential units, 150 hotel rooms, and a 7,500 square foot
restaurant/retail, there are no impacts beyond those that have already been identified (and mitigated
if necessary) in the Final West Dublin/Pleasanton BART Station and Transit Village SEIR and the
Negative Declaration for the Downtown Specific Plans. The proposed development of the transit
village project is consistent with previous actions approved by the City of Dublin and no additional
mitigation measures are required.
Xl. Noise
Project Impacts and Mitiqation
a-f) Would the project expose persons or generation of noise levels in excess of standards established by
the General Plan or other applicable standard, expose people to groundbome vibration, result in
permanent increases in ambient noise levels? The West Dublin/Pleasanton BART Station and
Transit Village Supplemental EIR addressed potential noise impacts of implementing the proposed
Transit Village project. Noise related impacts identified in the EIR included exposure of future
residents in the residential portion of the development and occupants of the hotel to increased levels
of noise due to the proximity of the 1-580 freeway corridor, and exposure of residents and occupants
to construction noise from the BART Station and parking structure to be constructed on adjacent
sites.
Mitigation measures 4.3-1 through 4.3-4 outlined in the Supplemental EIR will mitigate most noise
impacts to a level of less-than-significant. However, the impacts of noise generated by the 1-580
freeway corridor on exterior noise levels in outdoor areas of the project was identified as an impact
that may remain significant even after mitigation and a Statement of Overriding Considerations was
adopted. Additionally, on-site construction activities that occur after the residential units and the
hotel are occupied could exceed acceptable ambient noise levels above the significance thresholds,
even with the implementation of proposed mitigation measures. This impact was also identified as
significant and unavoidable, with no additional or feasible mitigation available to reduce it to a less-
than-significant level, and a Statement of Overriding Considerations was adopted.
To mitigate interior noise levels to an acceptable level for the residences and the hotel, the project
developers will be required to commission an independent acoustical consultant to develop noise
attenuation measures to be incorporated into the design and construction of the proposed residential
and hotel components of the project (Charles Salter and Associates, 1997). Adherence to site-
specific mitigation measures contained in the acoustical analysis and all other mitigation measures
set forth in the West Dublin/Pleasanton BART Station and Transit Village Supplemental EIR will
reduce noise impacts to a less-than-significant level.
With the revised project proposal of 210 residential units, 150 hotel rooms, and a 7,500 square foot
restaurant/retail, there are no impacts beyond those that have already been identified (and mitigated
if necessary) in the Final West Dublin/Pleasanton BART Station and Transit Village SEIR and the
Negative Declaration for the Downtown Specific Plans. The proposed development of the transit
village project is consistent with previous actions approved by the City of Dublin and no additional
mitigation measures are required.
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Xll. Population and Housing
Proiect Impacts and Mitiqation
a)
Induce substantial population growth in an area, either directly or indirectly?. Approval of the
proposed Transit Village rezoning is substantially consistent with the existing, approved West Dublin
BART Specific Plan and the Dublin General Plan for the site. The project would add an additional
210 multi-family housing units to the City's housing units, and introduce residential development to
an area of predominantly retail/commercial and office development. However, this is consistent with
the intent and land use designations in the Specific Plan and the General Plan, and is considered an
appropriate land use given the location of the future West Dublin BART station and the regional
need to develop housing in proximity to transit facilities. No impacts are therefore anticipated, and
no mitigation measures are required.
b)
Would the project displace substantial numbers of existing housing units or people? The site is
vacant, and no housing exists on the site. Implementation of the proposed project would therefore
displace neither housing units nor people.
With the revised project proposal of 210 residential units, 150 hotel rooms, and a 7,500 square foot
restaurant/retail, there are no impacts beyond those that have already been identified (and mitigated
if necessary) in the Final West Dublin/Pleasanton BART Station and Transit Village SEIR and the
Negative Declaration for the Downtown Specific Plans. The proposed development of the transit
village project is consistent with previous actions approved by the City of Dublin and no additional
mitigation measures are required.
Xlll. Public Services
Proiect Impacts and Mitigation
a-e)
Potential impacts related to: fire protection, police protection, schools, maintenance, or solid waste
generation? The West Dublin/Pleasanton BART Station and Transit Village Supplemental EIR and
the original EIR for the extension project identify a number of potential impacts associated with the
approval and construction of the BART Station and Transit Village project. These include a slight
increased demand for police and fire service, police service accessibility, fire response to the project
area, minor financial impacts to local school districts, increased solid waste generation, and impacts
to solid waste facilities, but not to a substantial or significant level. BART would provide police
protection services for facilities related to the BART station and parking garage, which are primarily
associated with auto thefts and burglaries with the station parking areas.
In accordance with City of Dublin regulations and policies, the project sponsor will be required to pay
a negotiated fire impact fee to offset fire protection service costs incurred as a result of project
implementation. Additionally, school and park impact fees will be required to cover any additional
service costs. Adherence to these mitigation measures will reduce public service impacts to a less-
than-significant level.
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Potential public service impacts associated with the Transit Village project have, therefore, been
addressed in previous environmental documents, including the West Dublin/Pleasanton BART
Station and Transit Village Supplemental EIR and Negative Declaration for the West Dublin BART
Specific Plan. The proposed rezoning of the site is consistent with previous actions and
environmental documentation approved by the City of Dublin and no additional mitigation measures
are required.
With the revised project proposal of 210 residential units, 150 hotel rooms, and a 7,500 square foot
restaurant/retail, there are no impacts beyond those that have already been identified (and mitigated
if necessary) in the Final West Dublin/Pleasanton BART Station and Transit Village SEIR and the
Negative Declaration for the Downtown Specific Plans. The proposed development of the transit
village project is consistent with previous actions approved by the City of Dublin and no additional
mitigation measures are required.
XlV. Recreation
Proiect Impacts and Mitiqation
a,b)
Would the project increase the use of existing neighborhood or regional parks or require the
construction of new recreational facilities? Parks and recreation impacts of the project have been
addressed in the West Dublin/Pleasanton BART Station and Transit Village Supplemental EIR. A
slight increased demand for park facilities is anticipated with the Transit Village project; however, it is
not expected that future residents of the project would utilize the park facilities in the City such that
substantial deterioration of the facilities would occur. In accordance with City of Dublin regulations
and policies, the project sponsor will be required to pay park impact fees to cover any potential
additional service costs related to the development.
Potential parks and recreation impacts associated with the project have therefore been addressed in
previous environmental documents, including the West Dublin/Pleasanton BART Station and Transit
Village Supplemental EIR and Negative Declaration for the West Dublin BART Specific Plan, and no
impact related to recreational services would result. The proposed rezoning and subdivision of the
site is consistent with previous actions and environmental documentation approved by the City of
Dublin and BART, and no mitigation measures are required.
With the revised project proposal of 210 residential units, 150 hotel rooms, and a 7,500 square foot
restaurant/retail, there are no impacts beyond those that have already been identified (and mitigated
if necessary) in the Final West Dublin/Pleasanton BART Station and Transit Village SEIR and the
Negative Declaration for the Downtown Specific Plans. The proposed development of the transit
village project is consistent with previous actions approved by the City of Dublin and no additional
mitigation measures are required.
XV. Transportation/Traffic
Project Impacts and Mitiqation
City of Dublin
Initial Study for the West Dublin BART Transit Village Project (PA 03-033)
Page 31
Janua~ 12,2004
a-g)
Cause an increase in traffic which is substantial to existing traffic load and street capacity, exceed
LOS standards for CMA roadways, change of air traffic patterns, increase traffic safety hazard,
provide for inadequate emergency vehicle access, inadequate parking, provide hazard or barrier to
alternative transportation modes? Traffic and transportation impacts associated with the approval
and implementation of the West Dublin BART Station and Transit Village project have been
addressed in the West Dublin/Pleasanton BART Station and Transit Village Supplemental EIR, and
the Negative Declaration approved by the City of Dublin for the West Dublin BART Specific Plan.
Specific impacts identified in the Supplemental EIR included impacts resulting from cumulative traffic
growth in the region, to which the proposed project would contribute. In the Existing Plus Approved
Projects Plus Project Plus General Plan Buildout Scenario, the project would contribute to the
unacceptable operation of the intersections of Dublin Boulevard/Golden Gate Drive, Dublin
Boulevard/Amador Plaza Road, Dublin Boulevard/Dougherty Road, St. Patrick Way/Golden Gate
Drive, and San Ramon Road/l-580 interchange. Additionally, cumulative traffic growth in the region
with the project would contribute to traffic volumes on roadway segments of Amador Plaza Road
south of Dublin Boulevard and Golden Gate Drive exceeding their capacity.
A project-specific traffic impact analysis was prepared to analyze the impacts of the change in land
use with the West Dublin BART Specific Plan and General Plan amendment action (Omni-Means,
2000). The Omni-Means report concluded that all traffic and circulation impacts of the proposed
Specific Plan, which included implementation of the land uses proposed with this project, could be
reduced to less-than-significant levels after a number of roadway improvements are completed in the
vicinity of the project. Those improvements specifically relating to the development of the Transit
Village project will be made conditions of the rezoning and parcel map approval.
The West Dublin/Pleasanton BART Station and Transit Village Supplemental EIR also sets forth a
number of mitigation measures to assist in reducing cumulative traffic impacts related to the
development of the BART Station and the Transit Village project. These include Mitigation Measures
6-1 through 6-2 of the EIR. In sum, potential traffic and transportation impacts associated with the
project have been addressed in previous environmental documents, including the West
Dublin/Pleasanton BART Station and Transit Village Supplemental EIR, and the Negative
Declaration for the Downtown Specific Plans.
Additional traffic analysis was done for the revised project proposal of 210 multi-family residential
units, a 150-room hotel, and a 7,500 square foot restaurant/retail. The traffic study, conducted by
TJKM, concluded that based on the increased number of residential units and decreased number of
hotel rooms, there would actually be a reduction in the number of vehicle trips generated by the
project. This analysis assumed that the hotel type remained full-service, which has a daily trip rate
of 8.23 trips per room. If a different type of hotel, such as a limited-service hotel, were built instead,
the traffic impacts would be less.
An Addendum was prepared to the West Dublin/Pleasanton BART Station and Transit Village
Supplemental EIR that explains the analysis and its results in greater detail.
Once the additional traffic analysis was completed, it was determined that the proposed rezoning
and subsequent subdivision is consistent with previous actions and environmental documentation
and no additional mitigation measures are required.
City of Dublin
Initial Study for the West Dublin BART Transit Village Project (PA 03-033)
Page 32
January 12, 2004
XVl. Utilities and Service Systems
Proiect Impacts and Mitiqation
a-g)
Exceed wastewater treatment requirements of the RWQCB, require new or expanded water or
wastewater treatment facilities, require new storm drain facilities, require additional water supplies,
require new or expanded wastewater treatment facilities, or require new solid waste facilities?
Potential impacts of the Transit Village project were addressed in the West Dublin/Pleasanton BART
Station and Transit Village Supplemental EIR and the Negative Declaration for the West Dublin
BART Specific Plan. Impacts addressed included impacts to the wastewater and wastewater
treatment and disposal system, water system, over drafting of groundwater resources, additional
water treatment plant capacity needs, inducement of substantial population growth as a result of an
expanded water system, and need for additional water storage facilities. The environmental
analyses concluded that the project would incrementally increase the need for these services, but to
a less-than-significant level. Adequate resource supplies and utility services are available to the
project site, and no mitigation measures are required. Some basic utility service fees, required of all
construction within the City, may be required for connection to systems and facilities.
With the revised project proposal of 210 residential units, 150 hotel rooms, and a 7,500 square foot
restaurant/retail, there are no impacts beyond those that have already been identified (and mitigated
if necessary) in the Final West Dublin/Pleasanton BART Station and Transit Village SEIR and the
Negative Declaration for the Downtown Specific Plans. The proposed development of the transit
village project is consistent with previous actions approved by actions and environmental
documentation approved by the City of Dublin and no additional mitigation measures are required.
XVII. Mandatory Findings of Significance
a)
Does the project have the potential to degrade the quality of the environment, substantially reduce
the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-
sustaining levels, threaten to eliminate a plant or animal community, reduce the number of or restrict
the range of a rare or endangered plant or animal or eliminate important examples of the major
periods of California history orprehistory? No. The preceding analysis indicates that the proposed
project will not have a significant adverse impact on overall environmental quality, including
biological resources or cultural resources with the implementation of mitigation measures included in
the Eastern Dublin EIR.
Does the project have impacts that are individually limited, but cumulatively considerable?
("Cumulatively considerable" means that the incremental effects of a project are considerable when
viewed in connection with the effects of past projects, the effects of other current projects and the
effects of probable future projects). No, although incremental increases in certain areas can be
expected as a result of constructing this project, including additional traffic, air emissions, light and
glare, the project site lies within an area with an approved specific plan.
c)
Does the project have environmental effects which will cause substantial adverse effects on human
beings, either directly or indirectly? No. No such impacts have been discovered in the course of
preparing this Initial Study.
City of Dublin
Initial Study for the West Dublin BART Transit Village Project (PA 03-033)
Page 33
January 12, 2004
Initial Study Preparer
Kristi Bascom, Associate Planner
Agencies and Organizations Consulted
The following agencies and organizations were contacted in the course of this Initial Study:
The Bay Area Rapid Transit District (BART)
Alameda County Flood Control and Water Conservation District (Zone 7)
Livermore Dublin Disposal District
Livermore-Amador Valley Water Management Agency (LAVWMA)
References
Initial Study/Negative Declaration prepared for the Downtown Specific Plans, prepared by City of
Dublin, Community Development Department, adopted December 19, 2000
Draft and Final Environmental Impact Report for the Dublin/Pleasanton Extension Project,
prepared by the Bay Area Rapid Transit District, September 1989 (adopted February 8, 1990)
Draft and Final Supplemental Environmental Impact Report for the West Dublin/Pleasanton BART
Station and Transit Village Project, prepared by the Bay Area Rapid Transit District, November
2000 (adopted April 2, 2001)
City of Dublin
Initial Study for the West Dublin BART Transit Village Project (PA 03-033)
Page 34
January 12, 2004
RESOLUTION NO. 04-
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
RECOMMENDING THAT THE CITY COUNCIL ADOPT A WEST DUBLIN BART SPECIFIC PLAN
AMENDMENT, ADOPT AN ORDINANCE REZONING PROPERTY AT 6600 GOLDEN GATE
DRIVE (APN 941-1500-046) TO A PLANNED DEVELOPMENT ZONING DISTRICT, and
APPROVE A RELATED STAGE 1 DEVELOPMENT PLAN
PA 03-033
WHEREAS, Ampelon Development Group, on behalf of the San Francisco Bay Area Rapid Transit
District (BART), submitted a Stage I Planned Development application for a high-density residential, hotel, and
restaurant/retail development located on 7.26-acres directly north of the future West Dublin/Pleasanton BART
station at the terminus of Golden Gate Drive. The project proposes 210 high-density residential units, a 150-
room, 79,500 square foot hotel, and a 7,500 square foot restaurant/retail pad. The project application includes a
request to amend the West Dublin BART Specific Plan; to zone the site as PD-Planned Development, to
approve a related Stage 1 Development Plan; and to approve a waiver to the City's Inclusionary Zoning
requirement (which will be acted on by the City Council at a future public hearing); and
WHEREAS, the project area boundaries include the future St. Patrick Road fight-of-way to the north,
Golden Gate Drive to the east, an Alameda County Flood Control channel and future West Dublin BART
station to the south, and a future office and residential development (currently warehouse use) at 6700 Golden
Gate Drive to the west; and
WHEREAS, on August 19, 2003, the City Council adopted Resolution 179-03 approving the initiation
of a West Dublin BART Specific Plan Amendment for the project; and
WHEREAS, the land use entitlements of the Planned Development Zoning District and West Dublin
BART Specific Plan amendment are outlined in the Planned Development Zoning District/Stage I Development
Plan, incorporated entirely within by reference and attached as Exhibit 3 to this resolution; and
WHEREAS, only those land use entitlements described in the Stage I Development Plan, attached as
Exhibit 1 to this resolution, are approved with this resolution. All other development standards for the proposed
project, including but not limited to parking requirements, landscape requirements, site development review
requirements, etc., shall be reviewed at the Planned Development Zoning District/Stage 2 Planned
Development/Site Development Review phase of the project; and
WHEREAS, the location of the hotel, residential dwelling units, and restaurant/retail pad shall be
generally as shown on the West Dublin BART Transit Village Conceptual Landscape Plan, which is attached to
the Planned Development Zoning District/Stage ! Development Plan. Minor modifications to the plan may be
made and will be formalized at the Planned Development Zoning District/Stage 2 Planned Development/Site
Development Review phase of the project; and
WHEREAS, the following West Dublin BART Specific Plan Amendments are required to permit the
project as proposed:
1. Change in maximum permitted density on the residential site from 160 dwelling units (45 units/acre) to
210 units (58 units/acre) in Table 5, Maximum Economic Development Potential.
ATTACHMENT
2. Edit text of Section 5.2, Land Use Categories, to read "Residential uses include medium and higher
density dwellings. A high-density range of 30 to ~ 58 units/acre may be acceptable."
3. Edit Exhibit 9, Land Use Plan, so that land use designation for the southern portion of the site from L
(Lodging), which permits hotels and ancillary uses, to Commercial (B), which permits restaurants, retail
and other smaller-scale commercial uses as illustrated on Exhibit 2 to this resolution; and
WHEREAS, a Staff Report, dated February 10, 2004 and incorporated herein by reference, described
and analyzed the proposed Planned Development Zoning District/Stage 1 Development Plan and proposed
amendments to the West Dublin BART Specific Plan; and
WHEREAS, an Initial Study, dated January 12, 2004, prepared to study the potential impacts of the
project as proposed, determined that the potentially significant effects of the project were adequately addressed
in both the Supplemental EIR for the West Dublin/Pleasanton BART Station and Transit Village Project and the
Negative Declaration prepared for the Downtown Specific Plans and an Addendum to both documents was
prepared; and
WHEREAS, the Planning Commission reviewed the staff report at a noticed public hearing on February
10, 2004, at which time all interested parties had the opportunity to be heard.
NOW, THEREFORE, BE IT RESOLVED that the foregoing recitals are true and correct and made a
part of this resolution.
BE IT FURTHER RESOLVED that the Dublin Planning Commission recommends that the City
Council adopt an ordinance rezoning property at 6600 Golden Gat~ Drive to a Planned Development Zoning
District, approving a related Stage 1 Development Plan, and adopting a West Dublin BART Specific Plan
amendment, based on findings that the PD zoning and project as a whole is consistent with the General Plan and
the intent of the West Dublin BART Specific Plan, is consistent with the purpose and intent of the Planned
Development zoning district, and that development of the West Dublin/Pleasanton Transit Village project will
be harmonious and compatible with existing and future development in the surrounding area.
PASSED, APPROVED, AND ADOPTED this 10th day of February, 2004 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST:
Planning Manager
G:\PA#\2003\03-033 West Dublin BART Apts-Hotel\PC Reso. DOC
Planning Commission Chair
Existing West Dublin ~1
BART Speci fi c P1 an II
I
I
I
Io
BoULEk/ARD
(coM A)
(R/O)
(COM B)
(R/O)
tO
.,%
-,.
(R/O)
LEGEND
SPECIFIC PLAN BOUNDARY (MU)
~ I USE AS NOTED (COM B)
~ POTENTIAL PLAZA LOCATION (0)
OPPORTUNITY SITE (R/O)
(P) PARKING) MIXED USE (R)
(L) HOTEL (R/A)
(COM A)
LAND USE PLAN
WEST DUBLIN BART SPECIFIC PLAN
MIXED USE
COMMERCIAL B
OFFICE
RETAIL/OFFICE
RESIDENTIAL
RETAIL/AUTO
COMMERCIAL A
N.T.S.
DECEMBER 2000
I
i
1
I
I
Io
(R/O)
(COM A)
Proposed west Dublin
BART Plan
Land Use Plan
BoULE_~/ARD
SOM B)
(COM B)
(COM B) (0) iL) ~
Specific
(R/O)
(P~o)
LEGEND
SPECIFIC PLAN BOUNDARY (MU) MIXED USE
~ 1 USE AS NOTED (COM B) COMMERCIAL B
~ POTENTIAL PLAZA LOCATION (0) OFFICE
) OPPORTUNITY SITE (R/O) RETAIL/OFFiCE
(P) PARKING) MIXED USE (R) RESIDENTIAL
(L) HOTEL (R/A) RETAIL/AUTO
(COM A) COMMERCIAL A
LAND USE PLAN
WEST DUBLIN BART SPECIFIC PLAN
N.T.S.
DECEMBER 2000
Stage I Development Plan for the West Dublin BART Transit Village
This is a Development Plan pursuant to Chapter 8.32 of the Dublin Zoning Ordinance for
residential, hotel, and restaurant/retail development on property at 6600 Golden Gate Drive
(APN 941-1500-046). This Development Plan meets all of the requirements for Stage 1 review
of the project.
This Development Plan is also represented by the attached Aerial Photo and Stage 1 Conceptual
Site Plan. The Planned Development Zoning District allows the flexibility needed to encourage
innovative development while ensuring that the goals, policies, and action programs of the
General Plan, West Dublin BART Specific Plan, and provisions of Section 8.32 of the Zoning
Ordinance are satisfied.
Except as specifically modified by the provisions of this Planned Development Zoning
District/Stage I Development Plan, all applicable general requirements and procedures of the
Dublin Zoning Ordinance shall be applied to the land uses designated in this Planned
Development Zoning District.
Zoning: Planned Development (PA 03-033), rezoning project site from Planned
Development (PA 02-014, West Dublin BART Specific Plan)
2. Statement of Approved Uses
The proposed uses include high-density residential, hotel, and free standing restaurant/retail
pad. The residential portion of the development will be located furthest from the freeway
and would include 210 apartments in a four-story building wrapped around structured
parking. Additional surface parking would be provided along the western boundary of the
residential site.
The five-story, 150-room hotel will be located on the southern portion of the site adjacent to
1-580.
The ancillary restaurant/retail will be located at the end of Golden Gate Drive, adjacent to the
hotel. The proposed restaurant/retail will be 7,500 square feet. The exact retail uses
permitted will be determined at the Stage 2 Development Plan.
The location of the hotel, high-density residential dwelling units, and restaurant/retail shall be
generally as shown on the West Dublin BART Transit Village Conceptual Landscape Plan,
attached, with minor adjustments to the parking layout and site circulation.
These minor modifications will address issues relating to joint vehicular access between this
project and the future office and residential development to the west. Another minor
modification to be made is the provision of a pedestrian walkway across the BART parcel
that would serve to connect the future office and residential development to the west with
Golden Gate Drive, thereby providing a more direct route to access the future BART station.
Planned Development Zoning District/Stage 1 Development Plan
Page I of 5
February 10, 2004
EXHiBiT'
3. Stage 1 Conceptual Site and Landscape Plan (see page 5)
4. Site Details
The Project site is a total of 7.26 acres. The site will ultimately be divided into three parcels. By
use, the site areas will be as follows: 3.65 acres for residential, 2.43 acres for hotel, and 1.16 acre
for restaurant/retail.
5. Maximum development density permitted
The maximum density for the residential parcel will be 58 units per acre with a maximum of 210
total units. The maximum square footage is 79,500 square feet/150 rooms for the hotel and 7,500
square feet for the restaurant/retail.
Setbacks and building envelopes for buildings, structures, and parking areas shall be
generally as shown on the Stage 1 Conceptual Site and Landscape Plan as attached. The
maximum height permitted on the parcels shall be in accordance with the West Dublin
BART Specific Plan and the City of Dublin General Plan, as amended in December 2000.
6. Phasing plan
It is anticipated that the construction of the apartments will commence in the summer of 2004
and will be completed by December 2005. The hotel and ancillary restaurant/retail are
anticipated to be under construction from October 2006 through December 2007.
7. Conceptual Landscape Plan (see page 5)
8. Consistency with General Plan and West Dublin BART Specific Plan
Portion of General Plan Consistent West Dublin Consistent with SP?
Project Land Use with GP? BART Specific
designation Plan land use
designation
High-Density High-Density Yes Residential Yes, upon approval of a
Residential Residential SP amendment to allow
higher unit count (210
units instead of 160
units) and higher density
(58 units/acre instead of
45 units/acre.)
Hotel Retail/Office Yes Lodging Yes
Restaurant/Retail Retail/Office Yes Lodging Yes, upon approval of a
SP amendment to
Commercial B land use
category to allow
restaurant or retail use.
The West Dublin BART Specific Plan amendment was approved by City Council on
, 2004 Resolution -04. The project is consistent with the General
Plan land use designation for the site as High Density Residential for the northern portion of
Planned Development Zoning District/Stage 1 Development Plan
Page 2 of 5
February 10, 2004
the site and Retail/Office for the southern portion of the site. The Retail/Office land use
designation allows for such uses as restaurants, retail establishments, and hotels.
The Specific Plan land use designations for the property are Residential for the northern
portion of the property, and Hotel/Lodging and Commercial (B) for the southern portion of
the property.
The project density of 210 dwelling units at 58 units/acre is consistent with the Specific Plan.
9. Consistency with Inclusionary Zoning Regulations
The Applicant is requesting a waiver of the City's Inclusionary Zoning Regulations under
Section 8.68.040 (E) of the City of Dublin Municipal Code. The City Council will act on this
request at a future public hearing. This provision of the Stage 1 Development Plan will be
revised to reflect the City Council's determination.
10. Aerial Photo (see page 4)
11. Compliance with the adopted mitigation measures
The Applicant/Developer is required to comply with all applicable action programs and
mitigation measures of the Final West Dublin/Pleasanton BART Station and Transit Village
Project Supplemental Environmental Impact Report (SEIR), the Final Dublin/Pleasanton
Extension Project EIR, and the Mitigation Monitoring and Reporting Plan (MMRP) certified
and adopted by the Bay Area Rapid Transit District (BART) Board of Directors.
Additionally, the Applicant/Developer shall comply with all applicable action programs and
mitigation measures of the Negative Declaration for the West Dublin BART Specific Plan
and those policies and programs contained in the West Dublin BART Specific Plan approved
by the City of Dublin.
Planned Development Zoning District/Stage 1 Development Plan
Page 3 of 5
February 10, 2004
:NIE RSTATE ~
I
VICINITY MAP LEGEND I
SITE BOUNDARY
I
Page 4 of 5
February 10, 2004
Planned Development Zoning District/Stage 1 Development Plan
,t
A VM ~,~IOI~t-L Vd'~J-~
CITY OF DUBLIN
i 00 Civic Plaza. Dublin, California 94568
DRAFT NEGATIVE DECLARATION
September 2, 2000
Revised December 14, 2000
Website: htto://www.ci.dublin.ca,us
Project Title:
Downtown Specific Plans - Downtown Core Specific Plan (PA-99-055), West
Dublin BART Specific Plan (PA-99-056), and Village Parkway Specific Plan (PA-99-
054)
Description of Project: The proposed Project consists of three specific plans developed for the downtown area
of Dublin, the Downtown Core Specific Plan, the West Dublin BART Specific Plan, and the
Village Parkway Specific Plan to be considered for adoption by the Dublin City Council.
The Specific Plans are intended to direct the use of land, the design of public
improvements, and the design and appearance of private and public development,
including buildings, parking areas, signs and landscaping. The adoptions of the Plans will
require General Plan Amendments for the Downtown Core and West Dublin BART
Specific Plan areas related to land use changes and land use intensification. Additionally,
the portions of the previously adopted (1987) Downtown Specific Plan will require repeal
with adoption of the plans, to modify sections of the document relative to Zones 1, 2, 3, 4,
7, 8, 10 and 11. Following Plan adoption, amendment of the City's Zoning Ordinance will
be necessary.
Project Location:
Central downtown area of Dublin, generally west of Maple Drive and Per[age Road,
south of Amador Valley Boulevard, north of Interstate 580, and east of Regional Street.
Name of Proponent: City of Dublin, Community Development Department, 100 Civic Plaza, Dublin, CA 94568,
(925) 833-6610
Public Hearings:
A Planning Commission Public Hearing on the Draft Negative Declaration and the
associated Project is tentatively scheduled for September 26, 2000 to consider a
recommendation of approval to the City Council. A City Council Public Hearing for
approval is tentatively scheduled for October 17, 2000, November 21,2000 and
December 19, 2000. All hearings will be held in the City Council Chambers, City of
Dublin offices, 100 Civic Plaza, Dublin, CA.
Determination:
I hereby find that the proposed project could not have a significant effect on the
environment and a Negative Declaration will be adopted. This document and the
accompanying Environmental Initial Study have been revised to incorporate and
evaluate modifications in the Specific Plans that occurred durinq the proiect review
process. All impacts of these changes have been assessed and determined to be
insignificant based on the policies and programs incorporated in the Specific Plans.
Because the modifications are minor in nature and result in no new si.qnificant impacts,
recirculation of the Negative Declaration is not required.
Area Code (925) · City Manager 833-6650 · City Counci=, 833-6650 · Personnel 833-6605 · Economic Development 833-6650
Finance 833-6640 · Public Works/Engineering 833-6630 · Parks & Community Services 833-6645 · Police 833-6670
Ptanning/C°de Enf°rcement 833-6610 ' Building Inseecti°n 833-6620 ' Fire Prev~fT~C~MENI 4
Pnnted on R~r"zcled Paper
Review Period: The review and comment period for this document was originally 20 days from the date
of publication on September 2, 2000. That period was extended to September 26,
r Planner
Copies of the Initial Study documenting the reasons to support the above finding are available at:
City of Dublin, Community Development Department, 100 Civic Plaza, Dublin, CA 94568, or by calling (925)
833-6610.
Attachments
Date Published: September 2, 2000, Revised December 14, 2000
Date Posted: September 1,2000
Date Notice Mailed: September 1, 2000
Considered, by: ~-.¢¢///
On:/Z.-//C/~OD ' Council Resolution No.
/ '/
g:\DowntownSpecPlans\NegDec.
SCHOOL
LEGEND
INTERSTATE 580
DOWNTOWN CORE SPECIFIC PLAN AREA
WEST DUBUN BART SPECIFIC PLAN AREA
VILLAGE PARKWAY SPECIFIC PLAN AREA
LOCAL CONTEXT
N.T.S,
SEPTEMBER 2000
DOWNTOWN SPECIFIC PLAN C I TY O F D U B L I N
DOWNTOWN CORE SPECIFIC PLAN
WEST DUBLIN BART SPECIFIC PLAN
VILLAGE PARKWAY SPECIFIC PLAN
ENVIRONMENTAL
INITIAL STUDY
PA 99-054
PA 99-055
PA 99-056
Lead Agency: City of Dublin
September 2000
Revised: December 2000
INTRODUCTION
This initial study has been prepared by the City of Dublin to assess the potential
environmental effects of the proposed Specific Plans and General Plan Amendments for the
Downtown Core Specific Plan, the West Dublin BART Specific Plan, and the Village Parkway
Specific Plan areas. The analysis is intended to satisfy the requirements of the California
Environmental Quality Act (CEQA), and provide the City with adequate information for project review.
This initial study includes a project description, environmental checklist and discussion focused upon
issues identified in the checklist. Modifications in the Specific Plans have been made since the
original draft Neqative Declaration and Initial Study were circulated in September 2000. The
revisions to the Plans are described in this revised document, and have been evaluated on the basis
of their related environmental impacts in this revised document. Because the modifications are minor
in nature and result in no siqnificant impacts, recirculation of the Neqative Declaration and Initial
Study is not required under CEQA Guidelines section 15073.5. Additions to the oriqinal document
are shown with an underline, and deletions from the document are shown with a ¢z4~:,-~4¢¢~.
In summary, this Initial Study concludes that the project will not pose any significant adverse
environmental impacts. With the policies and programs are included in the Specific Plans, no
significant impacts will result.
The Initial Study was prepared based upon the location of the project, planning staff review,
field review, comments from City, County and local agencies, studies prepared by consultants, use
of City Planning Documents, the CEQA Law and Guidelines, and City of Dublin CEQA Guidelines.
PROJECT DESCRIPTION
The proposed project consists of three specific plans developed for the downtown area of Dublin, the
Downtown Core Specific Plan, the West Dublin BART Specific Plan, and the Village Parkway Specific
Plan to be considered for adoption by the Dublin City Council. The Specific Plans are intended to direct
the use of land, the design of public improvements, and the design and appearance of private and public
development, including buildings, parking areas, signs and landscaping. The adoptions of the Plans will
require General Plan Amendments for the Downtown Core and West Dublin BART Specific Plan areas
related to land use changes and land use intensification. Additionally, the portions of the previously
adopted (1987) Downtown Specific Plan will require repeal with adoption of the plans, to modify sections
of the document relative to Zones 1,2,3,4,7,8,10 and 11. Following Plan adoption, amendment of the
City's Zoning Ordinance will be necessary.
The Downtown Core Specific Plan area is generally located between 1-680 to the east and San Ramon
Road to the west, and Amador Valley Boulevard to the north and Dublin Boulevard to the south, and
consists of approximately 51 acres of commercial land uses. The westerly boundary of the Plan area is
the westerly property line of the parcels containing the existing Montgomery Wards and Target retail
stores. The Specific Plan calls for a maximum development potential of 1,206.848 1,100,! !0 square feet
commercial, office and mixed-use development and approximately 148 dwellings. The original
environmental initial study evaluated a maximum development potential of 1,100,110 square feet for the
area. However, since that time, the City Council has discussed an alternative plan to remove the High
Density Residential land use for senior housing from the Plan, and maintain the retail commercial use on
the Dublin Place shopping center site with an increase in FAR to .40. This change, if approved, would
increase the square footage of Commercial A retail use in the area by approximately 40,000 square feet.
Additionally, an increased FAR of .79 was recommended to the City Council by the Planning
Commission for the property owned by Dublin Honda on Amador Plaza Road, which could increase the
potential buildout square footaqe of the 2.55acres of Retail/Auto use in the Plan area by 65,330 square
feet to 87,750 square fee[.
The West Dublin BART Specific Plan area is generally located between 1-580 to the south and Dublin
Boulevard to the north. San Ramon Road lies to the west of the area, and properties on the west side of
Golden Gate Avenue are included in the plan area. The area consists of approximately 70 acres of
commercial, office and light industrial land uses. The Village Parkway Specific Plan area is generally
located between the north and south sides of Amador Valley Road to the north and Dublin Boulevard to
Dublin Planning Department
Downtown Specific Plans
Page 2
the south. The 1-680 freeway forms the southwestern boundary of the area and lies adjacent to the rear
property line of commercial uses. The area consists of approximately 31 acres of restaurants, offices,
retail commercial, service commercial and other non-residential uses fronting on this portion of Village
Parkway. A maximum development potential of 1,900.743 1,750,055 square feet of non-residential and
491 residential dwellings are anticipated at full Specific Plan buildout. The original environmental initial
study evaluated a maximum development potential of 1,750,055 square feet. However, since that time,
the FAR for office uses shown on the Land Use Plan (Exhibit 9) of the Specific Plan has been increased
from .87 to 1.00, to add approximately 40,000 square feet to the total amount of square footage in the
area. The hotel proposed on the BART-owned property has also increased in square footage by
109,864 square feet from the oriqinal proposal evaluated in the document, increasing the FAR to 1.12
for that portion of the Plan. The impacts of these increases in square footaqe and FAR's are assessed
In this revised study.
The Village Parkway Specific Plan is generally sited along the east and west sides of Village Parkway
between Dublin Boulevard to the south and Amador Valley Boulevard to the north. The Specific Plan
area encompasses approximately 31 acres of land and has been developed with a mix of retail
commercial, restaurant, office, automotive and similar uses, including the main Dublin Post Office.
Existing types of land uses are anticipated to remain, however, a higher Floor Area Ratio included as
part of the Specific Plan is intended to encourage intensification of uses with a more pedestrian-oriented
design. Exhibit 3 shows the proposed land use concept for the Downtown Core Specific Plan; Exhibit 4
shows the land use concept for the West BART Specific Plan; and Exhibit 5 shows the land use concept
for the Village Parkway Specific Plan. Two potential alternatives to the roadway design for Villaqe
Parkway are considered in this initial study. The Task Force for the Specific Plan reviewed several
possible aliqnments, and recommended implementation of a roadway design that would decrease the
number of traffic lanes and add diagonal parkin,q within the existing right-of-way. Staff recommends
maintaining the roadway with four lanes of traffic and parallel parking as it currently exists, with
streetscape design modifications. All alternatives considered are discussed in this document, as are the
Task Force recommended alternative and the Staff recommended design.
Dublin Planning Department
Downtown Specific Plans
Page 3
CITY OF DUBLIN
Environmental Checklist
Initial Study
Project title: Downtown Specific Plans - Downtown Core Specific Plan (PA-99-055), West Dublin
BART Specific Plan (PA-99-056), and Village Parkway Specific Plan (PA-99-054)
Lead agency name and address: City of Dublin, Community Development Department, 100 Civic
Plaza, Dublin, CA, 94568
Contact person and phone number: Janet Harbin, Senior Planner (925) 833-6610
Project location: Central downtown area of Dublin, generally west of Maple Drive and Portage
Road, south of Amador Valley Boulevard, north of Interstate 580, and east of Regional Street. See
Exhibit 1 for a regional location map and Exhibit 2 for the location of the three proposed Specific
Plans.
5. Assessors Parcel Number(s): Various
Project sponsor's name and address: City of Dublin, Community Development Department, 100
Civic Plaza, Dublin, CA 94568
General Plan designations:
Downtown Core Specific Plan Area - Retail/Office
West Dublin BART Specific Plan Area - Retail/Office and Public/Semi-Public Facility
Village Parkway Specific Plan Area - Retail/Office and Retail/Office and Automotive
Zoning:
Downtown Core Specific Plan Area - C-1 (Retail Commercial), C-2 (General Commercial), and PD
(Planned District)
West Dublin BART Specific Plan Area - C-1 (Retail Commercial), C-2 (General Commercial), and
M-1 (Light Industrial District)
Village Parkway Specific Plan Area - C-1 (Retail Commercial), C-2 (General Commercial), C-N
(Neighborhood Commercial), and PD (Planned District)
Specific Plan designation: Previously adopted (1987) Downtown Specific Plan, Zones 1,2,3,4,7,
8,10 and 11
10.
11.
Description of project: See previous page.
Surrounding land uses and setting: The project area is located in the commercial core of the
City of Dublin and generally consists of retail, commercial service, office and some light industrial
type uses. Easterly of the project area is Portage Road and Maple Drive, and the residential
Dublin Planning Department
Downtown Specific Plans
Page 4
development adjacent to the Village Parkway Specific Plan area. Westerly of the project area is
San Ramon Road and a portion of the Dublin Place Shopping Center containing retail and
commercial service type uses. Northerly of the project area is Amador Valley Boulevard, retail,
commercial service and office type uses, and medium density residential development. Southerly
of the project area is 1-580, which also lies adjacent to the alignment of the proposed Bay Area
Rapid Transit District (BART) right-of-way spanning the freeway and connecting with the proposed
BART station in Pleasanton. Adjacent to the freeway on the Dublin side is the proposed West
Dublin BART station area.
12. Other Public Agency Approvals Required: None
Environmental Factors Potentially Affected
The environmental factors checked below would be potentially affected by this project, involving at least
one impact that is a "potentially significant impact" as indicated by the checklist on the following pages.
Land Use/Planning Transportation/ Public Services
Circulation
Population/Housing Biological Resources Utilities/Service
Systems
Geotechnical - Energy/Mineral Aesthetics
Resources
Water - Hazards Cultural Resources
Air Quality - Noise - Recreation
~ Mandatory Findings
of Significance
Determination (to be completed by Lead Agency): On the basis of this initial evaluation:
X I find that the proposed project could not have a significant effect on the environment and a
Negative Declaration will be prepared.
~ I find that although the proposed project could have a significant effect on the environment, there
will not be a significant effect in this case because the mitigation measures described on an attachment
have been added to the project. A Negative Declaration will be prepared.
~ I find that although the proposed project may have a significant effect on the environment, but at
least one effect 1) has been adequately analyzed in an earlier document pursuant to applicable legal
standards, and 2) has been addressed by mitigation measures based on earlier analysis as described
on the attached sheets, if the effect is a "potentially significant impact" or "potentially significant unless
mitigated." An Environmental Impact Report is required, but must only analyze the effects that remain
to be addressed.
I find that although the proposed project could have a significant effect on the environment, there
will not be a significant effect in this case because all potentially significant effects (a) have been
analyzed adequately in an earlier EIR pursuant to applicable standards, and (b) have been avoided or
mitigated pursuant to that earlier EIR, including revisions or mitigation measures that are imposed on the
proposed project.
Dublin Planning Department
Downtown Specific Plans
Page 5
Signature://~
Printed ~,~fl/e: Janet Harbin, Senior Planner
Date: August 30, 2000; revised December '14, 2000
For: PA 99-054, -055 & -056
Downtown Core, West Dublin BART & Village
Parkway Specific Plans, 'GPA
Evaluation of Environmental Impacts
1)
A brief explanation is required for all answers except "no impact" answers that are adequately
supported by the information sources a lead agency cites in the parenthesis following each
question. A "no impact" answer is adequately supported if the referenced information sources
show that the impact simply does not apply to projects like the one involved (e.g. the project falls
outside a fault rupture zone). A "no impact" answer should be explained where it is based on
project-specific factors as well as general factors (e.g. the project will not expose sensitive
receptors to pollutants, based on a project-specific screening analysis).
2)
All answers must take account of the whole action, including off-site as well as on-site, cumulative
as well as project-level, indirect as well as direct, and construction as well as operational impacts.
3)
"Potentially Significant Impact" is appropriate if there is substantial evidence that an effect is
significant. If there are one or more "potentially significant impact" entries when the determination
is made, an EIR is required.
4)
"Negative Declaration: Potentially Significant Unless Mitigation Incorporated" implies elsewhere the
incorporation of mitigation measures has reduced an effect from "potentially significant effect" to a
"less than significant impact." The lead agency must describe the mitigation measures and briefly
explain how they reduce the effect to a less than significant level.
5)
Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA
processes, an effect has been adequately analyzed in an earlier EIR or negative declaration.
Section 15063 (c) (3) (D). Earlier analyses are discussed in Section 17 at the end of the checklist.
6)
Lead agencies are encouraged to incorporate the checklist references to information sources for
potential impacts (e.g. general plans, zoning ordinances). References to a previously prepared or
outside document should, where appropriate, include a reference to the page or pages where the
document in substantiated. A source list should be attached and other sources used or individuals
contacted should be cited in the discussion.
7) This is only a suggested form and lead agencies are free to use different forms.
Dublin Planning Department
Downtown Specific Plans
Page 6
Environmental Impacts: (Note: Source of determination listed in parenthesis. See listing of sources
used to determine each potential impact at the end of the checklist)
Note: A full discussion of each item is found in
the attachment to the following checklist.
I. Land Use and Planning. Will the project
a) Conflict with general plan designation or
zoning? (Source: 1)
b) Conflict with applicable environmental
plans or policies adopted with-jurisdiction
over the project? (Source: 1)
c) Be incompatible with existing land use in
the vicinity? (Source: 1,5)
d) Affect agricultural resources or operations
(soils or farmlands or impacts from
incompatible uses)? (Source: 1,5)
e) Disrupt the physical arrangement of an
established community (including Iow
income or a minority community)? (Source:
2,5)
II. Population and Housing. Would the project:
a) Cumulatively exceed official regional or local
population projections? (Source: 1)
b) Induce substantial growth in an area either
directly or indirectly (e.g. through projects in
an undeveloped area or extension of major
infrastructure)? (Source: 1)
c) Displace existing housing, especially
affordable housing? (Source: 1,2,5)
III. Soils and Geology. Would the proposal result
in or expose people to potential impacts
involving:
a) Fault rupture? (Source: 1,6 )
b) Seismic ground shaking? (Source: 1,6)
c) Seismic ground failure? (Source: 1,6)
d) Seiche, tsunami, including liquefaction?
(Source: 1,6)
e) Landslides or mudflows? (Source: 1, 6)
f) Erosion, changes in topography or unstable
soil conditions from excavation, grading or
fill? (Source: 1,5,6)
g) Subsidence of land? (Source: 1,6)
h) Expansive soils? (Source: 1,6)
i) Unique geologic or physical features?
(Source: 1,5, 6)
Dublin Planning Department
Downtown Specific Plans
Potentially Potentially Less than No
Significant Significant Significant Impact
Unless Impact
Mitigated
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
Pace 7
IV. Water. Would the proposal result in:
a) Changes in absorption rates, drainage
patterns, or the rate and amount of surface
run-off? (Source: 1)
b) Exposure of people or property to water
related hazards such as flooding? (Source:
FEMA map, 1)
c) Discharge into surface waters or other
alteration of surface water quality (e.g.
temperature, dissolved oxygen or turbidity)?
(Source: 1,5,6)
d) Changes in the amount of surface water in
any water body? (Source: 1,5,6)
e) Changes in currents or the course or
direction of water movements? (Source:
f) Changes in the quantity of ground waters,
either through direct additions or
withdrawals, or through substantial loss of
groundwater recharge capability? (Source:
1,6)
g) Altered direction of rate of flow of
groundwater? (Source: 1,6)
h) Impacts to groundwater quality? (Source:
1,6)
V. Air Quality. Would the proposal:
a) Violate any air quality standard or contribute
to an existing or projected air quality
violation? (Source: 3,4)
b) Expose sensitive receptors to pollutants?
(Source: 1,3,4)
c) Alter air movement, moisture, temperature,
or cause any change in climate? (Source: 1)
d) Create objectionable odors? (Source: 1)
VI. Transportation/Circulation. Would the
proposal result in?
a) Increased vehicle trips or traffic congestion?
(Source: 3)
b) Hazards to safety from design features (e.g.
sharp curves or dangerous intersections) or
incompatible uses (e.g. farm equipment?
(Source: 3)
c) Inadequate emergency access or access to
nearby uses? (Source: 3,4,5)
d) Insufficient parking capacity onsite or offsite?
(Source: 1, 3)
X
X
X
X
X
X
X ~
X
X
X
X
X
X
X
X ~
X
Dublin Planning Department
Downtown Specific Plans
Page 8
e) Hazards or barriers for pedestrians or
bicyclists? (Source: 1,3)
f) Conflicts with adopted policies supporting
alternative transportation (e.g.. bus turnouts,
bicycle racks)? (Source: 1,3,5)
g) Rail, waterborne or air traffic impacts?
(Source: 1,3)
VII. Biological Resources. Would the proposal
result in impacts to:
a) Endangered, threatened or rare species or
their habitats (including but not limited to
plants, fish, insects, animals and birds)?
(Source: 1,5,6)
b) Locally designated species (e.g. heritage
trees)? (Source: 1,5,6)
c) Locally designated natural communities (e.g.
oak forest, coastal habitat)? (Source: 1,5,6)
d) Wetland habitat (e.g. marsh, riparian and
vernal pool)? (Source: 1,5,6)
e) Wildlife dispersal or migration corridors?
(Source: 1,5,6)
VIII. Energy and Mineral Resources. Would the
proposal'.
a) Conflict with adopted energy conservation
plans? (Source: 1)
b) Use nonrenewable resources in a wasteful
and inefficient manner? (Source: 1)
c) Result in the loss of availability of a known
mineral resource that would be of future
value to the region and residents of the
State? (Source: 1,6)
IX. Hazards. Would the proposal involve:
a) A risk of accidental explosion or release of
hazardous substances including, but not
limited to oil, pesticides, chemicals, or
radiation? (Source: 1,4)
b) Possible interference with an emergency
response plan or emergency evacuation
plan? (Source: 4, 5)
c) The creation of any health hazard or
potential health hazards? (Source: 4,5)
d) Exposure of people to existing sources of
potential health hazards? (Source: 1,5,6)
e) Increased fire hazard in areas with
flammable brush, grass or trees? (Source:
4,5)
X. Noise. Would the proposal result in:
Dublin Planning Department
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
Pa(le 9
Downtown Specific Plans
a) Increases in existing noise levels? (Source:
1,5)
b) Exposure of people to severe noise levels?
(Source: 1,5)
Xl. Public Services. Would the proposal result in
a need for new or altered governmental
services in any of the following areas?
a) Fire protection? (Source: 1,4)
b) Police protection? (Source: 1,4)
c) Schools? (Source: 1,4)
d) Maintenance of public facilities including
roads? (Source: 1,4,5)
e) Other governmental services? (Source:
1,4,5)
Xll. Utilities and Service Systems. Would the
proposal result in a need for new systems
or supplies, or substantial alterations in the
following utilities ?
a) Power or natural gas? (Source: 4)
b) Communication systems? (Source: 4)
c) Local or regional water treatment or
distribution systems? (Source: 4)
d) Sewer or septic systems? (Source: 4)
e) Storm water drainage? (Source: 1,4,5)
f) Solid waste disposal? (Source: 1,4,5)
g) Local or regional water supplies? (Source:
1,4)
Xlll. Aesthetics. Would the proposal:
a) Affect a scenic vista or view? (Source: 1, 5)
b) Have a demonstrable negative aesthetic
effect? (Source: 1, 5)
c) Create light or glare? (Source: 5)
XlV.
a)
b)
Cultural Resources. Would the proposal:
Disturb paleontological resources? (Source:
1,5)
Disturb archeological resources? (Source:
1,5)
c) Have the potential to cause a physical
change which would affect unique ethnic
cultural values? (Source: 1,5)
d) Restrict existing religious or sacred uses
X
X
X
X
X
X
X
X
X
X
X
~ X
) X
X
X
X
X
X
X
X
within potential impact area? (Source: 1,5,6)
XV. Recreation. Would the proposal:
Dublin Planning Department
Downtown Specific Plans
Page 10
a) Increase the demand for neighborhood or
regional parks or other recreational
facilities? (Source: 1,4,5)
b) Affect existing recreational opportunities?
Source: 1,4,5)
X
X
Dublin Planning Department
Downtown Specific Plans
Page11
XVI. Mandatory Findings of Significance.
a) Does the project have the potential to
degrade the quality of the environment,
substantially reduce the habitat of a fish or
wildlife species, cause a fish or wildlife
population to drop below self-sustaining
levels, threaten to eliminate a plant or
animal community, reduce the number of or
restrict the range of a rare or endangered
plant or animal or eliminate important
examples of the major periods of California
history or prehistory?
b) Does the project have the potential to
achieve short-term, to the disadvantage of
long-term, environmental goals?
c) Does the project have impacts that are
individually limited, but cumulatively
considerable? ("Cumulatively considerable"
means that the incremental effects of a
project are considerable when viewed in
connection with the effects of past projects,
the effects of other current projects and the
effects of probable future projects).
d) Does the project have environmental effects
which will cause substantial adverse effects
on human beings, either directly or
indirectly?
Potentially Potentially Less than No
Significant Significant Significant Impact
Unless Impact
Mitigated
X
X
X
X
Sources used to determine potential environmental impacts
1. Dublin General Plan and/or Zoning Ordinance
2. Evaluation of Development Scenarios, Downtown Dublin, prepared by Economic and Planning
Systems (EPS) (July 25, 2000)
3. Traffic analysis prepared by Omni-Means (August 4, 2000); secondary revisions to the Omni-
Means traffic analysis (September 22, 2000; memo from Georqe Nickelson of Omni-Means dated
November 13, 2000; and, letters from Peter Galloway of Omni-Means dated December 8, 2000.
4. Communication with appropriate City of Dublin Department(s) and service providers
5. Site visit
6. Other source (geotechnical reports, biological surveys and other studies)
Dublin Planning Department
Downtown Specific Plans
Page12
Attachment to Downtown Specific Plans Initial Study
Negative Declaration
PA 99-054
PA 99-055
PA 99-056
Discussion of Checklist
Legend
PS: Potentially Significant
PS/M: Potentially Significant Unless Mitigated
LS: Less Than Significant Impact
NI: No Impact
I. Land Use and Planning
Environmental Settinq
The project site area is the existing downtown commercial area of Dublin. The project site is the location
of approximately 150 acres of retail shops, restaurants, commercial businesses, offices and light
industrial uses with associated roadways and parking areas. Various small parcels remain undeveloped.
No residential development has occurred within the project area.
The City's existing General Plan and Zoning Ordinance envision a mix of retail, lodging, auto service,
restaurant, office and similar uses within the project area.
Proiect Impacts
a) Conflict with general plan designation and zoning? LS. The Dublin General Plan designates the
downtown specific plan areas as Retail/Office, Retail/Office and Automotive, and Public/Semi-Public
Facility, which allow retail uses, commercial service uses, and civic type uses. The City's Zoning
Ordinance establishes C-1, Retail Commercial; C-2, General Commercial; C-N, Neighborhood
Commercial; M-l, Light Industrial; and PD, Planned District zoning districts in the project area. Some
land use designations in the Downtown Core and the West Dublin BART Specific Plan areas would
be modified through the general plan amendment process in conjunction with adoption of the land
use plans for these areas; however, the modifications would generally be minor and establish
another commercial type land use compatible with the existing and surrounding land uses. In the
West Dublin BART area, some high density residential use designations are proposed to replace
Public/Semi-Public Facility and Retail/Office designations in close proximity to the BART station
location. This change would be consistent with the intent of the existing General Plan to create a
more transit-oriented area near the proposed BART station. The residential us~ would support the
surrounding commercial development proposed, and also provide riders for the transit facility. The
designation of Public/Semi-Public Facility was placed on a portion of the property in the area with the
anticipation that the BART station would be developed in the general area.
In the Downtown Core Specific Plan area, the intent of the Specific Plan is to retain existing major
retailers (Target, Montgomery Ward and similar users), and, at the same time, add complementary
smaller scale retail uses, restaurants, entertainment uses and offices to attract a more pedestrian-
oriented clientele. The Specific Plan also calls for the eventual development of a number of plazas
and civic uses as additional attractors of people to the area. Senior residential housing is proposed
adjacent to the new senior center in the northwest portion of Specific Plan area. This would also be a
complimentary land use which should support the senior center and the surrounding retail
Dublin Planning Department
Downtown Specific Plans
Page13
commercial establishments. The mixed-use area (high density residential and commercial
combination) shown at the southeast corner of Amador Valley Boulevard/Amador Plaza Road would
be compatible with the residential development across Amador Valley Boulevard and the existing
retail commercial uses on Amador Plaza Road.
In both the Downtown Core and the West Dublin BART Specific Plan areas, intensification of
development through increased floor area ratios (FAR) is anticipated. The City's General Plan
presently allows a up to a maximum FAR of .50 in each area for retail and office type uses. The
Downtown Core Specific Plan suggests a maximum FAR of .79 for retail and office uses, and the
West Dublin BART Specific Plan suggests a maximum FAR of .83 for retail and office uses, .87 1.00
for strictly office use, and 1.00 for mixed-use development. An increased FAR of 1.00 for office use,
as considered for approval by the City Council, on 6.98 acres within this Plan area has been
evaluated in this assessment. Additionally, an increased FAR of 1.12 for the property adiacent to the
West Dublin BART Station is being considered in coniunction with the development of a 240 room
hotel. Although these proposed FAR's under the specific plans are greater than those presently
provided for in the existing General Plan, they are consistent with FAR's in traditional, thriving
downtown areas, and in transit villaqes as proposed with the West Dublin BART Station
development. This is not considered a siqnificant increase nor would it create a significant impact.
General plan amendments will be necessary to amend the allowed FAR for the downtown plan areas
and modify the land uses. The proposed FAR's for the plan areas have been analyzed in regard to
traffic generation rates, and only minor traffic improvements are necessary to support the
intensification of the proposed development under the plans (refer to Section VI, Transportation).
Possible changes in trip generation rates and levels of service related to the land use changes from
the original Plans are addressed in the Transportation/Circulation section of this document. These
improvements have been programmed into the Specific Plans. Should FAR's exceedinq these
amounts be proposed with future land use applications, a specific traffic analysis and land use
analysis would be required prior to approval to determine the impacts of the related intensified land
use on the roadway system.
Additionally, adoption of the Downtown Core and West Dublin BART Specific Plans will require that
portions of the previously adopted (1987) Downtown Specific Plan be repealed to modify sections of
the document relative to Development Zones 1,2,3,4,7,8,10 and 11, which are within these specific
areas. Following Plan adoption, amendment of the City's Zoning Ordinance will be necessary.
There are no proposed land use changes or modifications for the Village Parkway Specific Plan area.
The present General Plan allows up to a maximum FAR of .50 for the Village Parkway area, and the
average FAR in that area is currently .26. Therefore, further intensification in this plan area up to a
FAR of .50 would be within the range permitted under the present General Plan. No general plan
amendment will be necessary in conjunction with adoption of this Specific Plan.
b)
Conflict with applicable environmental plans or policies? NI. The City of Dublin has adopted no other
city-wide or specific environmental plans or policies which would affect this project. No impacts would
therefore result
c)
Incompatibilities with existing land use in the vicinity? NI. The proposed land uses to be established
with the Specific Plans would be compatible with and support the surrounding retail commercial uses
in the three areas (refer to Comment a, above). Non-conforming uses in the Specific.Plan area
would be reviewed in accordance with the City's established zoning regulations. There will,
therefore, be no impacts related to land use compatibility.
d)
Effect on agricultural operations or soils? NI. The site has been used for commercial uses since the
early 1960's. No agricultural operations exist in the subject areas or the surrounding areas of the
City. No impacts would therefore result. ·
Dublin Planning Department
Downtown Specific Plans
Page 14
e)
Disruption of physical arrangement of an established community?. NI. The project consists of three
plans intended to direct the land use and future development in the City's central downtown area.
The plan is proposed to be implemented over a five to ts,", seven year period, and will occur as a
gradual replacement of uses with new uses. This method of adaptive reuse of the areas will serve to
integrate land uses, transportation and public improvements within the three Specific Plan areas not
significantly disrupt the physical arrangement of the downtown. There will therefore be no impacts
regarding disruption of established communities
II. Population and Housing
Environmental Setting
The city population as of January 1, 1999 was estimated by the State Department of Finance to be
28,707. Significant population growth is anticipated for the community based on planned residential
growth in east Dublin, where the City has approved a specific plan calling for residential growth.
According to the Association of Bay Area Governments (ABAG), the total population of Dublin is
expected to increase to 35,200 by the year 2000, to 49,400 by the year 2005 and 58,900 in the year
2010. Under the proposed Specific Plans, a maximum of approximately 491 residential dwelling units
would be introduced in the West Dublin BART area, and a maximum of approximately 150 residential
dwelling units would be introduced in the Downtown Core area. This is not considered a significant
increase for the region, and would actually establish housing closer to existing services and
transportation than much of the residential development in the City.
Proiect I m pacts
a)
Cumulatively exceed official regional or local population projections? NI. The project involves
primarily retail, office, lodging and similar uses. Although future residential and mixed uses are
envisioned in the West Dublin BART Specific Plan and Downtown Core Specific Plan areas, such
residential uses are intended to support transit-oriented development programs. Although the overall
amount of residential development for the community is anticipated to increase, such increases
would be less-than-significant.
b)
Induce substantial growth in an area, either directly or indirectly?. NI. The majority of the development
that would occur under the Specific Plans would be commercial, office and other non-residential type
land uses. Some new residential housing is proposed in the Downtown Core and West Dublin BART
Specific Plan areas, but it would not result in a substantial amount of new dwellings, nor would it
induce substantial growth in the area as land available for development is limited in this part of the
City. Under the proposed Specific Plans, approximately 490 residential dwelling units would be
introduced in the West Dublin BART area, and approximately 150 residential dwelling units would be
introduced in the Downtown Core area. This is not considered a significant increase foi' the region,
and would establish housing closer to existing services and transportation than much of the
residential development in the City, thereby reducing some impacts associated with growth such as
increased traffic generation.
According to the City's General Plan, the Downtown Core and West Dublin BART Specific Plan
areas are considered a Downtown Intensification Area which would allow up to 200 dwelling units. It
is also stated that the number may be increased if mid-rise, mixed-use buildings, such as that
proposed in portions of the specific plan areas, achieve market acceptance. Additionally, the plan
areas are currently serviced with water, sewer, and roads, and therefore, the specific plans are not
considered growth inducing projects.
Dublin Planning Department
Downtown Specific Plans
Page15
c)
Displacement of existing housing, especially affordable housing? NI. The project site has been
developed as a retail commercial and office downtown area. 'It presently contains no housing.
Therefore, there would be no displacement of housing units on the site.
III. Soils and Geology
Environmental Settinq
The site lies within the Tri-Valley area, in the commercial core of Dublin. According to historic geologic
studies in the area, the site is underlain by poorly consolidated, non-marine deposit sedimentary rocks of
the Tassajara Formation. The geotechnical investigation report prepared for the project indicates that the
site is not within an Alquist-Priolo Fault Zone (1982). There are no mapped faults which are known to
traverse the site, the closest Alquist-Priolo Fault Zone is the Calaveras Fault located along San Ramon
Road approximately one-quarter mile to the west. The next nearest active seismic faults include the
Hayward and the San Andreas Faults which are located approximately 9 miles southwest, and 27 miles
west-southwest, respectively. The closest potentially active faults include the (1) Verona, which is
located approximately 3 miles to the south, and (2) the Las Positas, which is located approximately 9
miles to the southeast.
The soil conditions in the downtown area are summarized from previously prepared geotechnical studies
as follows: Medium stiff to stiff lean clays to the maximum depth of about 41.5 feet below site grade
(BSG). The upper 2 to 5 feet BSG consist of dark brown lean clays with varied gravel and sand content.
The upper 6 to 12 inches of the clays were intermixed with wood debris suggesting that the upper 6
inches was engineered fill. The near surface clays exhibit Iow to moderate plasticity, a Iow to moderate
expansion potentiall and moderate shear strength. The consolidation tests indicate that the clays are
over-consolidated and exhibit Iow compressibility under the anticipated foundation loads. Groundwater
was encountered in most of the test borings drilled below 10 feet BSG at depths ranging from 12 to 13
feet BSG. From a geotechnical standpoint, the area is suitable for proposed retail commercial and
residential development with regard to support of shallow spread foundations and concrete slabs-on-
grade. As this is a currently built and urbanized area, when excavation activities are proposed with
individual projects on specific sites, geotechnical studies specific to that property may be required at that
time.
Project Impacts
a)
Is the site subject to fault rupture? NI. The risk of fault rupture on the site is anticipated to be Iow,
since the nearest known active or potentially active faults lie a minimum of one quarter mile away.
No impacts would therefore result.
b)
Is the site subject to ground shaking? LS. The site as well as the encompassing region is anticipated
to be subject to moderate to severe ground shaking from a number of active and potentially active
faults in the greater Bay Area, including the Hayward fault, San Andreas fault and Calaveras fault.
The ground shaking issue is less than significant for properties in the Specific Plan areas because
new development constructed will be required to adhere to the requirements of the Uniform Building
Code and other seismic safety standards as they are developed over the life of the Specific Plans.
c)
Is the site subject to seismic ground failure? NI. Based on previous geotechnical reports and
information for this area of the City, the risk of ground failure would be Iow. Routine enforcement of
provisions of the 1997 Uniform Building Code and recommendations contained in geotechnical
reports prepared for specific development projects will serve to reduce potential impacts of seismic
ground failure to a less than significant level.
Dublin Planning Department
Downtown Specific Plans
Page 16
d)
e)
f)
g)
h)
Is the site .subject to seiche, tsunami hazards, including liquefaction? NI. Geotechnical investigation
reports for past projects in the downtown conclude that the risk of liquefaction in the downtown is
Iow. This is based on the presence of clay soils on the site which are not prone to liquefaction. There
are no major bodies of water located nearby which could be a source of seiche hazard.
Is the site subject to landslides or mudflows? NI. The downtown project area is essentially flat with
little change in slope; therefore, no impacts are anticipated with regard to landslides or mudflows.
Is the site subject to erosion, changes in topography or unstable soft conditions? LS. The area is
essentially flat and contains no unstable soil conditions. No significant changes in topography are
proposed because the area has been previously graded the past to accommodate existing
development. However, future development and construction within the area under the auspices of
the three Specific Plans would result in grading and excavation for additional building foundations,
underground utilities and similar purposes. There would be a possibility of erosion of graded material
and construction debris off of construction sites. The City of Dublin requires preparation and approval
of erosion control plans for all new construction where grading plans are requested. For development
projects involving five acres of land are greater, preparation of Stormwater Pollution Prevention
Plans are also required by the State Water Resources Control Board Adherence to standard erosion
control plans and Stormwater Pollution Prevention Plans will ensure that any impacts related to
erosion will be reduced to less-than-significant levels.
Subsidence of land? NI. Minimal subsidence would occur in the area, according to geotechnical
reports prepared for past projects in the downtown. No impacts would therefore result.
Expansive soils? LS. The soils have a Iow to moderate expansion potential and moderate shear
strength. Foundations of future buildings and other structures proposed under the auspices of the
Specific Plans will be reviewed by the City of Dublin pursuant to the Uniform Building Code to ensure
that adequate foundations are provided. Less-than-significant impacts related to expansive soils are
therefore anticipated.
Unique geologic or physical features? NI. No unique geologic or physical features have been
identified on any of the Specific Plan sites, based upon a review of a topographic survey and a field
visit. No impacts are anticipated and no mitigation measures are required.
IV. Water
Environmental Settinq
Surface water exists on perimeters of the West Dublin BART and Downtown Core Specific Plan areas in
the form of open storm drainage channels owned by Alameda County Flood Control and Water
Conservation District (ACFCWCD) Zone 7 site. Stormwater runoff within Specific Plan areas is directed
to regional storm drain facilities owned and maintained by ACFCWCD, which underlie the Specific Plan
areas. There are no creeks, wetlands or other bodies of water near the Specific Plan areas
The entire Tri-Valley area is underlain by an extensive underground aquifer. The aquifer ranges in depth
between 15 and 500 feet but is no longer used as the primary source of domestic water in the area.
Zone 7 is presently finalizing plans to store treated wastewater within the aquifer during winter months,
which will be pumped out and used for landscape irrigation during dry, summer months.
Project Impacts
a) Changes to absorption rates? LS. The Specific Plan areas have been largely developed over the
past thirty to forty years and covered with impervious surfaces, including buildings, parking areas,
walkways and other paved areas. Small portions of the areas are either vacant or landscaped to
Dublin Planning Department Page 17
Downtown Specific Plans
allow for drainage and irrigation. Construction of new buildings within the areas, under the auspices
of the Specific Plans, would add new impervious surfaces, but would also add additional pervious
surfaces in terms of plazas and more landscaping as required by the Specific Plans. Less-than-
significant impacts to absorption patterns are therefore anticipated.
b)
Exposure of people or property to flood hazard?. LS. Portions of the Village Parkway and Downtown
Core Specific Plan are subject to flooding during 100-year flood events'and are generally inundated
with water during periods of intense and/or long-term rain fall. Representatives of the City of Dublin
Public Works Department have indicated that sub-regional drainage improvements will be
undertaken in the future as part of the City's Capital Improvement budget to alleviate flooding
hazards. Programs to deal with flood hazards are included in the Village Parkway and Downtown
Core Specific Plans. Less-than-significant impacts are therefore anticipated with regard to flood
hazards.
c)
Discharge into surface waters or changes to surface water quality?. NI. Existing storm drainage
facilities are planned to be used to accommodate stormwater runoff from the Specific Plan areas.
Since the amount of stormwater runoff is not anticipated to increase above existing volumes (see
comment a, above), no impacts are anticipated with regard to discharge into surface water. Future
development projects undertaken under the auspices of the Specific Plans will be required to meet
the water quality requirements of the City of Dublin's NPDES permit and the Alameda County Urban
Runoff Clean Water Program.
d)
Changes ir) amount of surface water?. NI. Adoption of the proposed Specific Plan would have no
impacts to surface waters as all drainage shall be directed to the existing storm drainage system. No
impacts to surface bodies of water are therefore anticipated.
e)
Changes in currents or direction of water movement'?. NI. The project would not alter currents or
direction of water movement in nearby water bodies since no substantial changes are anticipated to
the volume of stormwater runoff.
f)
Changes in quantity of groundwater?. NI. Approval and implementation of the three Specific Plans
would not significantly alter existing ground water resources on or near the project site because all
drainage is directed to the storm drainage system operated by Zone 7. Similarly, significant amounts
of groundwater use are not anticipated, since representatives of the Dublin-San Ramon Services
District have indicated that adequate water supplies have been identified to serve the maximum
amount of development envisioned in the proposed Specific Plans.
g)
Altered direction of groundwater? L__~S N4.. The project would not affect groundwater direction, since no
significant subsurface construction is anticipated. In the event that subsurface excavation is
proposed, adopted City standards require that specific development proiects, such as those requiring
underqround parking structures, prepare a site-specific hydrological analysis with ,qeotechnical and
soils analysis to determine groundwater levels. No siqnificant impacts are anticipated related to ·
altered direction of groundwater.
h) Impacts to groundwater quality?. Nl. The scope of the project is such that groundwater resources will
not be affected, as discussed above.
i) Substantial reduction of groundwater resources? LS. The project involves approval of three Specific
Plans to upgrade the appearance and land uses in downtown Dublin. Since more intensive land uses
are anticipated in the Plans above that allowed in the current General Plan, some increase in the use
of water is anticipated. Representatives of the Dublin-San Ramon Services District have indicated
that adequate water supplies have been identified and addressed in future District 3lans to serve the
Dublin Planning Department Page 18
Downtown Specific Plans
maximum amount of development envisioned in the proposed Specific Plans. Therefore, the
projected level of water use is expected to be less-than-significant.
V. Air Quality
Environmental Settinq
The project site is located within the Tri-Valley area, a sheltered, inland area surrounded by hills to the
west, south and east. Most of the airflow into the southern portions of the Valley is accomplished through
two passages in the surrounding hills: the Hayward and Niles canyons. Local wind data show the
frequent occurrence of Iow wind speed and calm conditions (the latter approximately 23 percent of the
time). These local limitations on the capacity for horizontal dispersion of air pollutants combined with the
regional characteristic of restricted vertical dispersion give the area a high potential for regional air
quality problems.
Project Impacts
a) Violation of air quality standard?. LS. Potential air quality impacts can be divided into short-term,
construction related impacts and long-term operational impacts associated with the project.
In terms of construction-related impacts, it is anticipated that construction of new buildings under the
auspices of the Specific Plans would generate temporary increases in dust and particulate matter
caused by excavation and grading activities. Construction vehicle equipment on unpaved surfaces
also generates dust, as would wind blowing over exposed earth surfaces. Generalized estimates of
construction air emissions include approximately 1.2 tons of dust per acre per month of construction
activity. About 45 percent of construction-related dust is composed of large particles which settle
rapidly on nearby surfaces and are easily filtered by human breathing patterns. The remainder of
dust consists of small particles (also known as PM10). The City of Dublin requires the approval and
implementation of a Construction Impact Reduction Plan as a standard condition of approval for new
construction projects which will reduce short-term air quality impacts to a level of insignificance.
Buildout of the maximum development of the three Specific Plans would add additional vehicular
traffic to this portion of Dublin. These additional vehicles would generate quantities of carbon
monoxide, reactive organic gasses, nitrous oxide, sulfur dioxide and particulate matter (PM10).
However, the location of the Specific Plans near major regional transportation corridors (I-680 and
Dublin Boulevard), and the fact that the intent of the West Dublin BART and Downtown Core Specific
Plans is to promote transit-friendly development results in conformity with the Bay Area Air Quality
Management District's Clean Air Plan. The short-term and long-term impacts to air quality of
approving and implementing the three Specific Plans would, therefore, be less-than-significant.
b) Expose sensitive receptors to poflutants? LS. As stated in V-a above, the impacts to air quality of the
project will be less-than-significant both on the long- and short-term. The project, if approved and
constructed, would add some vehicular trips to the project area, but the development of the new
West Dublin BART Station would also reduce a portion of the vehicular trips in the area. This
increase in vehicular trips is minor considering the fact that many of the trips are multi-purpose trips.
It is unlikely that the project would expose additional sensitive receptors, future visitors, and
residents to significantly higher concentrations of vehicle related pollutants. Any impacts related to
this issue would be less-than-significant.
c) Alter air movement, moisture, temperature or climate? NI. The Specific Plans are intended to
encourage the same general type of development as currently exists on each of the project sites.
Dublin Planning Department
Downtown Specific Plans
Page 19
d)
Although building heights may be somewhat higher than currently found on the site, no substantial
interference regarding prevailing wind patterns or climatic conditions is anticipated.
Create objectionable odors? NI. Permitted uses allowed by the Specific Plans include primarily retail,
office, entertainment, lodging and residential land uses, none of which are associated with the
release of significant amounts of objectionable odors. Therefore, no impacts are anticipated.
VI. Transportation/Circulation
[Note: The following section is based on an analysis of the traffic and transportation performed by Omni-
Means, Transportation Consultants in Auqust 2000, with updates in September. November and
December 2000.]
Environmental Settinq
Major roadways serving the site include:
Interstate 580, a six-lane east-west freeway connecting Dublin with nearby local communities
such as Livermore and Pleasanton and regional destinations, such as Tracy and Oakland. In the
vicinity of the proposed project, 1-580 carries between 160,000 and 187,000 vehicles per day.
Nearby interchanges include 580/680; Dougherty Rd./Hopyard Rd. and Hacienda Dr.
Interstate 680 is a six-lane north-south freeway connecting Dublin with local communities in the
Tri-Valley area and regional destinations north and south of Dublin. This freeway accommodates
between 123,000 and 144,000 vehicles per day with interchanges at Alcosta Blvd., Interstate 580
and Stoneridge Drive.
Dougherty Road extends in a nodh-south direction east of the Specific Plan areas. A major
arterial roadway, Dougherty Road has four travel lanes north of Dublin Boulevard. South of
Dublin Boulevard, the roadway widens to six travel lanes as it crosses over 1-680, a full-access
interchange for eastbound/westbound traffic is located at Dougherty/I-580. In the Dublin
Boulevard area, Dougherty Road provides access primarily to commercial and retail areas. North
of Dublin Boulevard, the road provides access to residential areas as it approaches Amador
Valley Boulevard.
Amador Plaza Road. is a north-south street extending from Amador Valley Boulevard south
through Dublin Boulevard. Between Amador Valley Boulevard and Dublin Boulevard, Amador
Plaza Road has two travel lanes and a two-way left-turn lane. South of Dublin Boulevard, the
roadway has two travel lanes and provides access to existing and new retail-commercial land
uses . Amador Plaza Road is planed to connect to the new 1-680 southbound on/off ramps
currently under construction.
Dublin Boulevard is a major east-west roadway through the south part of the Village Parkway
planning area. Dublin Boulevard has six travel lanes and raised medians from San Ramon Road
to just east of Regional Street. As Dublin Boulevard approaches Golden Gate Drive, the roadway
narrows to four travel lanes and maintains this configuration east to Dougherty Road. Dublin
Boulevard is designated as a route of regional significant in the Alameda County Congestion
Management Agency's Congestion Management Plan.
· Golden Gate Drive is a shod, two-lane roadway that extends south from Dublin Boulevard.
Providing access to commercial areas, Golden Gate Drive is designed with two travel lanes.
Regional Street extends south from Amador Valley Road through Dublin Boulevard. South of
Dublin Boulevard, Regional Street is a wide, two-lane road provides access to retail and
commercial areas. North of Dublin Boulevard, the road has two travel lanes with a two-way left-
turn lane.
Dublin Planning Department
Downtown Specific Plans
Page 20
Amador Vafley Boulevard is located north of the project site and extends in an east-west
direction. East of San Ramon Road, Amador Valley Boulevard has four travel lanes with raised
landscaped medians and is a major arterial street. West of San Ramon Road, the roadway
narrows to two travel lanes.
Village Parkway extends from Dublin Boulevard north to Alcosta Boulevard. A major arterial
roadway, Village Parkway has four travel lanes with raised center-landscaped and hardscaped
medians. Between Dublin Boulevard and Amador Valley Boulevard, Village Parkway provides
access to commercial land uses. Continuing northward, this roadway provides primary access to
residential areas off of Tamarack Drive, Brighton Drive and Davona Drive. A new northbound on-
ramp to 1-680 from Village Parkway recently opened.
San Ramon Road is oriented in a north-south direction west of the three Specific Plan areas. A
major arterial roadway, San Ramon Road has six travel lanes and raised medians north of 1-580.
North of Amador Valley Boulevard, San Ramon Road narrows to four travel lanes. In the Specific
Plan areas, the roadway provided access to commercial and retail businesses. San Ramon Road
is designated on System (MTS) roadway by the Alameda County Congestion Management
Agency.
Starward Drive extends from Amador Valley Boulevard north and has two travel lanes. It provides
access to residential areas north of the Specific Plan areas.
Donohue Drive is oriented in a north-south direction and provides access to residential areas
north of Amador Valley Road. A two-lane residential street, Donohue Drive extends north from
Amador Valley Boulevard.
Clark Avenue extends between Village Parkway north across Dublin Boulevard to Maple Drive. A
two-lane roadway, Clark Avenue provides access to commercial areas south of Dublin Boulevard
and residential areas north of Dublin Boulevard.
Civic Plaza/Sierra Court. Civic Plaza is a wide, two-lane street extending south from Dublin
Boulevard providing access to Dublin City Hall and Police Department headquarters. Civic Plaza
is not a through street. Sierra Court extends northward from Dublin Boulevard (opposite Civic
Plaza) and is a two-lane road, The roadway provides access to light industrial and residential
areas.
· Dublin Court extends southeast from Dublin Boulevard and is located east of the Specific Plan
areas. A wide, two-lane road, Dublin Court provides access to retail and commercial areas.
Lewis Avenue is a short, two-lane street extending east-west between Village Parkway and
Portage Road. Lewis Avenue provides access to commercial and office areas off of Village
Parkway before accessing residential areas east of Village Parkway.
· Tamarack Drive extends in an east-west direction on both sides of Village Parkway. A wide, two-
lane road, Tamarack Drive provides access to residential areas north of Amador Valley Road.
· Brighton Drive extends in an east-west direction on both sides of Village Parkway. A wide, two-
lane road, Brighton Drive provides access to residential areas north of Tamarack Drive.
Davona Drive extends between Village Parkway and Alcosta Boulevard. A two-lane residential
street, Davona Drive also provides through vehicle access from Village Parkway areas to 1-680
via AIcosta Boulevard.
Dublin Planning Department
Downtown Specific Plans
Page 21
The Livermore Amador Valley Transit Authority ("WHEELS") provides bus transit service through the
Dublin area. Bus routes serving the downtown Dublin area include Routes 3, 4, 10 and 201/202.
Regional transit to and from the Dublin area is provided by the Bay Area Rapid Transit District (BART).
BART opened a Dublin/Pleasanton station in the late 1990's, located approximately one mile east of the
project site. A recent proposal has been submitted to BART to construct a Downtown Dublin station
within the West Dublin BART Specific Plan area at the terminus of Golden Gate Drive, approximately 1/2
mile south of this Specific Plan area.
Bikeways exist or are proposed on Amador Valley Boulevard and Dublin Boulevard . Amador Valley
Boulevard is presently designated for a Class II bikeway lane, which is designed with a one-way striped
lane for bicycle travel on the roadway. Dublin Boulevard is proposed for a Class II bikeway lane, to be
opened with the completion of the roadway improvements. Public sidewalks have been constructed
adjacent to many of the streets within and adjacent to the Specific Plan areas.
The City commissioned a traffic consultant (Omni-Means, transportation consultants) to prepare a traffic
analysis regarding transportation and circulation impacts of approving and implementing the three
Specific Plans.
General Plan Transportation Policy Framework
The General Plan measures and evaluates traffic congestion conditions of the roadway network by using
intersection level of service ("LOS") analysis. The LOS analysis describes the operational efficiency of
an intersection by comparing the volume of critical traffic movements to intersection capacity and
determining average delays. LOS can range from "A,' representing free-flowing conditions, to "F,"
representing very severe congestion and intersection breakdown.
The General Plan adopts LOS D or better as the acceptable LOS for all routes of regional significance
(these routes include: Dublin Blvd., Dougherty Rd., Tassajara Rd., and San Ramon Rd.). Development
and road improvements should be phased so that the LOS does not deteriorate below LOS D (V/C .91
or greater) (General Plan Guiding Policies 5.1.1 B and C).
Significance Criteria
Based upon General Plan policies, an intersection impact is considered significant if it causes the overall
intersection LOS, or a movement LOS in the intersection, to fall below LOS D.
Project Impacts
a)
Increased vehicle trips or traffic congestion? LS. The proposed project would increase vehicle trips
and traffic congestion on the local roadway network, which could deteriorate existing levels of service
on some affected roadways. Table 1, summarizes existing traffic conditions in and around the
Specific Plan sites, which also includes anticipated traffic from approved but not yet constructed
projects. The table also shows anticipated traffic impacts for the same intersections at full build out of
maximum Specific Plan densities. For two of the intersections, Golden Gate/Dublin Boulevard and
Amador Plaza/Dublin Boulevard, projected traffic would exceed City thresholds of significance. For
these two intersections, the Specific Plans require the installation of traffic improvements as part of
Specific Plan development to raise the future Level of Service to comply with City standards.
Additional roadway widening improvements would be needed with the projected traffic volumes.
Golden Gate Drive would require widening to four travel lanes with two-way left-turn lanes between
Dublin Planning Department
Downtown Specific Plans
Page 22
Dublin Boulevard and St. Patrick Way. To accommodate the proiected development in the Plan area,
the eastbound Dublin Boulevard approach at Amador Plaza Road should be widened and restriped.
to include a separate right-turn lane. Amador Plaza Road is already planned for widening to four
travel lanes in the City's Capital Improvement Program budget. If St. Patrick Way is extended to
Regional Street with future development, Regional Street should also be widened to four lanes with a
two-way left-turn lane between Dublin Boulevard and St. Patrick Way.
To offset overall development impacts in the downtown area, including the BART related traffic,
Dublin Boulevard is currently proposed for widening to six travel lanes between Sierra Court and
Doughtery Road. A second eastbound right-turn lane would be installed on Dublin Boulevard at
Doughtery Road, and the eastbound Dublin Boulevard approach at Golden Gate Drive would be
widened and restriped to include a separate right-turn lane. The eastbound approach to Reqional
Street would also be widened and re-striped to include a separate right-turn lane. Ultimate
eastbound approach ge°metrics would include one left-turn lane, three through-lanes and one right-
turn lane. The traffic analysis also assumes the installation of certain traffic improvements within and
near the Specific Plan areas that have already been approved by the City or which are programmed
in the City's Capital Improvement Budget.
These improvements would be completed in stages associated with the development of properties in
the area. For instance, the extension of St. Patrick Way to Regional Street would be implemented
with the development of the hotel and residential project proposed adjacent to the BART station and
the redevelopment of adjacent industrial sites, such as the Cor-o-Van's site. Some additional
property may be required in order to complete the roadway improvements; however, the extent of
that required is unknown at this time.
Since the original environmental analysis was prepared in September 2000, an increase in the FAR
and square footage for the development of the site adjacent to the West Dublin BART Station has
been proposed. Jones, Lang, LaSalle, the proiect sponsor, has submitted a development proposal
which shows an increase in square footage of 109,864 square feet for the hotel portion of the proiect
from the oriqinal conceptual plan reviewed by staff. Accordinq to Omni-Means, the traffic consultant
for the Specific Plan, even though there will be an increase in square footaqe, increasing the FAR on
the property to 1.12, no increase in traffic or deqradation of the LOS in the area is anticipated as
traffic generation rates are based on the number of rooms in the hotel. This number (240 rooms)
has remained unchanqed from the original conceptual plan submitted by the project sponsor.
Under consideration by the City Council, also, is a request from Morrison and Foerster, representinq
AMB, a potential purchaser of the Cor-o-Van warehouse site, requesting an increase in the FAR
from .87 to 1.00 for the portion of that property shown as Office on the West Dublin BART Specific
Plan Land Use Plan (Exhibit 9 of the Specific Plan). All areas shown in the Plan as Office total
approximately 6.98 acres. It was determined that all of the properties shown in the Office land use
category of the Specific Plan should be allowed to benefit from the increased FAR. Therefore.
because traffic generation rates are dependent on FAR's. a FAR of 1.00 was applied to 6.98 acres
and tested by the traffic consultant. This FAR would create approximately 40,000 square feet more
of office space than a FAR of .87. Although this increased square footage would generate more
traffic over that oriqinally shown in the table, the traffic consultant has indicated that the increase
would not generate a significant amount of additional traffic and the policies and programs related to
traffic in the Specific Plan are adequate for this increase (refer to Attachment 15, December 8, 2000
letter from Omni-Means).
In the Downtown Specific Plan area, the City Council is considerinq removal of the High Density
Residential or senior housinq element of the Plan in the northwest corner of the Plan area adiacent
to Amador Valley Boulevard. If the use of the property remains as Retail/Office (shown as
Commercial A on the Land Use Plan, Exhibit 9, of the Specific Plan), an increase in the FAR for the
site to .40 would occur under the Plan, reflecting that proposed for the other portion of the shopping
center. This would increase the potential square footaqe for the site by approximately 40,000 square
Dublin Planning Department
Downtown Specific Plans
Page 23
feet. According to the City's traffic consultant, this would result in more traffic trips per day than the
residential use at the same location. Because of this, intersections in the vicinity may operate at'
LOS "D" rather than LOS "C". LOS "D" is generally considered an acceptable level of service, so
although trips would increase, it would not be a significant increase and will be adequately addressed
by the policies and programs in the Specific Plans.
At their meeting on October 24, 2000~ the Planning Commission su.q.qested revisions to be included
in the Downtown Core Specific Plan, and also in the General Plan Amendments for the proiect. The
Commission su.q.qested a chan.qe in the FAR for a 2.55 acre Retail/Auto use property to reflect a
request by Kenneth and Marc Harvey of Dublin Honda for property on Amador Plaza Road. Thu
chan.qe modifies the FAR from 0.20 (or 22,420 square feet with the existing development on the site)
to 0.79, resulting in a development potential of 87.750 square feet. This change would provide for
consistency between the FAR of the Honda dealership property and that of the adjacent property,
former site of Shamrock Ford, at the corner of Dublin Boulevard and Amador Plaza Road. It is nut
anticipated that traffic in the area would increase with this FAR increase as the existing use would
remain the same, and the additional square footage would be utilized for storage and office space
associated with that use. The policies and programs in the Specific Plans should be adequate for the
proposed land use. Any land use change application for this property in the future would require a
land use and traffic analysis to evaluate the impacts on the Specific Plan area.
For the Village Parkway Specific Plan area, the City Council appointed a Task Force which met over
a six-month period to discuss and direct the revitalization of the business community along the
segment of Village Parkway between Amador Valley Boulevard to the north and Dublin Boulevard to
the south. To accomplish this revitalization effort, it was decided by the Task Force that slowing
traffic and providing better parking opportunities close to businesses would create a more pedestrian
and shopper friendly environment, thereby stimulating the economic growth of businesses and
increasing the activity level in the area. Four different options for roadway improvements along
Village Parkway were evaluated during the specific plan development process, along with the
existing roadway configuration as shown in Exhibit 7A of the Specific Plan. The following is a brief
description of each of the Village Parkway roadway alternatives considered. Exhibits illustrating the
alignment and cross section of Village Parkway for each alternative are contained in Appendix A5 of
the Village Parkway Specific Plan.
Alternative 1: The Village Parkway Specific Plan Task Force reviewed the various options for the
roadway, all of which contained diagonal parking to bring people closer to business storefronts
and to change the streetscape in the area. Alternative 1, as shown in Exhibit 10A of Appendix
A5 of the Specific Plan, would provide four lanes of traffic on Village Parkway (two lanes in each
direction) combined with diagonal parking along the street frontage in selected locations. There
are approximately 60 existing parallel parking spaces along Village Parkway at this time, and 121
parking spaces could be provided with this alternative.
A four-foot class III bicycle lane would be located between the diagonal parking and the right
traffic lane. The sidewalk would be widened from five feet (existing right-of-way is eight feet) to
10 feet to provide enough space for increased pedestrian use. Two new crosswalks for
pedestrians would be provided in mid-block locations with caution signals. Each traffic lane
would be 12 feet and the center median would be reduced from 16 feet to 14 feet in width.
In the Consultant's Report of the Transportation Impacts for the Proposed Village Parkway,
Downtown Core, and West BART Station Specific Plans prepared by Omni-Means for the
Downtown specific plans, the consultant determined that this alternative would create the least
potential roadway impacts of the four alternatives and recommended it for implementation. This
determination was based on the following: 1) four travel lanes would be maintained; 2) diagonal
parking would provide additional spaces close to business frontages; and, 3) bicycle traffic would
be provided on the street (however, this could create some conflicts between motorists backing
out of spaces and bicyclists). Some conflicts may occur between through vehicles and those
DubLin Planning Department
Downtown Specific Plans
Page 24
backing out of spaces, but the bike lane should provide a buffer zone, thereby reducing the
potential for conflict.
The total right-of-way (ROW) required for this option would be 115 feet. As the roadway ROW is
currently 100 feet, an additional seven feet six inches of ROW on each side of the street would
need to be obtained from property owners. Implementation of this alternative would require a
public/private partnership, or joint partnership between private property owners and the City to
balance the cost of improvements. This alternative requires a high degree of cooperation and
commitment by both the City and the property owners on Village Parkway to be successful. The
preliminary cost estimate for improvements related to this alternative is $2,005,000.
Alternative 2- Alternative 2, as shown in Exhibit 7B of the Specific Plan (see attached disgram)
and Exhibit 10B of the appendix, would provide four lanes of traffic on Village Parkway (two lanes
in each direction) combined with diagonal parking along the street frontage in selected locations,
and the bicycle lane would share the sidewalk with pedestrian traffic. The sidewalk would be
widened to12 feet to provide enough space for the shared use. Two new crosswalks for
pedestrians would be provided in mid-block locations with caution signals. Each traffic lane
would be 12 feet and the center median would be reduced from 16 feet to 14 feet in width. The
total right-of-way (ROW) required for this option would be 118 feet. As the roadway ROW is
currentlY 100 feet, an additional nine feet of ROW on each side of the street would need to be
obtained from property owners.
The consultant's report determined that this alternative was adequate for roadway circulation;
however, maintaining the bike lane on the sidewalk could be problematic in the downtown retail
district due to pedestrian/bicycle conflicts on the adjacent sidewalks. Additionally, the alternative
does not provide a buffer area between the outside lanes and vehicles backing out of the
diagonal parking spaces. This could be disruptive to traffic flows during peak hours of traffic.
Implementation of this alternative would require a public/private partnership, or joint partnership
between private property owners and the City to balance the cost of improvements. The
preliminary cost estimate for improvements related to this alternative is $2,170,000.
Alternative 3 - The alternative preferred by the Task Force was Alternative 3, as shown in Exhibit
10C, which would provide two lanes of traffic on Village Parkway (one lane in each direction)
combined with diagonal parking along the street frontage in selected locations. A total of 81
parking spaces could be provided with this alternative. A six-foot Class III bicycle lane would be
located on the roadway between the diagonal parking and the through traffic lane. Two new
crosswalks for pedestrians would be provided in mid-block locations with caution signals. Each
traffic lane would be 12 feet and the center median would be reduced from 16 feet to 14 feet in
width. The Task Force also suggested that the median be reduced in height for better visibility
for pedestrians crossing the street.
The total right-of-way (ROW) required for this option would be 100 feet. As the roadway ROW is
currently 100 feet, no additional ROW would need to be obtained from property owners. The
amount of ROW needed for this alternative is less than that required for the other options
considered, but it would reduce the number of through traffic lanes from four to two, thereby
slowing traffic considerably. In slowing traffic on the roadway, Alternative 3 would also create
additional congestion on Village Parkway during peak hour periods, and traffic may be diverted to
Amador Plaza Road and streets with less capacity in the vicinity. With the existing level of traffic
plus approved projects' and BART's estimated traffic volume, the traffic consultant's estimate is
that the level-of-service (LOS) on Village Parkway would operate at LOS F (unacceptable level),
decreasing from LOS C (acceptable level) with this alternative. Additionally, the LOS at the
Dublin Planning Department Page 25
Downtown Specific Plans
intersections of Amador Valley Boulevard/Village Parkway and Dublin Boulevard/Village Parkway
would operate at LOS D during the AM peak hour, and LOS F during the PM peak hour
Implementation of this alternative would require a public/private partnership, or joint partnership
between private property owners and the City to balance the cost of improvements, but to a
lesser degree than Alternative 1 and 2. This alternative requires cooperation and commitment by
both the City and the property owners on Village Parkway to be successful. The preliminary cost
estimate for this alternative is $1,050,000, and is the lowest cost alternative when compared to
the other three alternatives.
Alternative 4 - Alternative 4, as shown in Exhibit 10D, would provide four lanes of traffic on
Village Parkway (two lanes in each direction) and a four-foot bicycle lane. Diagonal parking
would be provided along the frontage of businesses in selected locations, but it would be
separated from street traffic by narrow medians. A' total of approximately 106 parking spaces
would be provided with this alternative along Village Parkway. Drive aisle entrances would
provide access to these separated parking areas. Two new crosswalks for pedestrians would be
provided in mid-block locations with caution signals. Each traffic lane would be 12 feet and the
center median would be reduced from 16 feet to 14 feet in width. The total right-of-way (ROW)
required for this option would be 128 feet. As the roadway ROW is currently 100 feet, an
additional 14 feet of ROW on each side of the street would need to be obtained from property
owners.
This alternative would increase the distance between roadway traffic and the businesses on
Village Parkway, and may not meet the objective of slowing traffic and providing a more
pedestrian oriented streetscape, as the width of the ROW would be substantially increased.
Implementation of this alternative would require a public/private partnership, or joint partnership
between private property owners and the City to balance the cost of improvements. The
preliminary cost estimate for this alternative is the highest of the four alternatives at $3,130,000.
Therefore, as the cost is extremely high and it would not meet the basic objective of providing
parking close to the street and businesses with better pedestrian access, it is not recommended
as a viable alternative.
Staff has several concerns regarding narrowing Village Parkway to two lanes of traffic and addinq
diagonal parking, as preferred by the Task Force. Vehicle trip diversion may occur, as discussed in the
previous section, and adversely affect the adjacent neighborhood to the east. This could affect the
quality of-life for that portion of the City residential area by creatinq safety hazards for residents and
children attendinq the neiqhborhood school. Noise levels could also increase in the area with the
additional cut-throuqh traffic. Additionally, the Alameda County Fire Department and Dublin Police
Department have expressed concerns related to community safety, response time, and the creation of
roadway hazards in the event that Village Parkway is reduced to two lanes of traffic with diaqonal
parking within the existinq right-of-way. Another option for the alignment of Village Parkway, which is the
staff recommended option (see attached diaqram), is to maintain the existing roadway without
expansion, and continue the use of parallel parking on both sides of the street. Improvements in the
streetscape and sidewalk could be provided as described in the section of this document on design to
encourage increased pedestrian use in the area. Additionally, joint/shared parking should be
encouraged between properties, with fences removed which impede pedestrian access. This option
would require less capital funds for implementation and would create less roadway impacts.
A letter has been received from the Alameda County Congestion Management Agency (ACCMA)
commenting on the transportation and circulation analysis prepared for the Specific Plans. The City's
traffic consultant has responded to these comments in a letter dated December 8, 2000. The ACCMA
stated that the Dublin Specific Plans qualified for analysis using the Countywide Transporation Demand
Dublin Planning Department
Downtown Specific Plans
Page 26
Model. If another model is used in a traffic analysis, the model outputs must be compared to those of
the Countywide model. The traffic consultant used a manual distribution model (TRAFFIX) outputs as a
baseline for ,qeneratinq future traffic volumes and has compared their forecasted volumes to those of the
Countywide model in their letter of explanation to the ACCMA. In comparing the two models, the traffic
consultants findinqs for the Specific Plan area volumes for the year 2005 generally exceed those under
the Countywide model. The only location where the models differ is at the intersection of Dublin
Boulevard and Village Parkway, with a larqe amount of trips actually attributable to undeveloped
northeastern Dublin properties. However, the policies and programs in the Specific Plan would address
these future traffic volumes throuqh the implementation of widening Dublin Boulevard in this area to
three throuqh lanes from two throuqh lanes. Additionally, the improvements provided at the
intersections of Reqional Street, Golden Gate Drive, and Amador Plaza Road, as discussed above,
would fully address these traffic impacts. All roadways within the Specific Plan study area would be
operating at acceptable levels of service ("D" or better) with the proposed mitigation measures in the
Plans. Adherence to traffic and roadway improvements included in the Specific Plans will ensure that
traffic and transportation impacts related to approval and implementation of the Specific Plans would be
tess-than-significant. These improvements are included in the Capital Improvement Program for the
Specific Plans.
b)
Hazards to safety from design features (e.g. sharp curves or dangerous intersections) or
incompatible uses (e.g. farm equipment)? LS. Proposed development and redevelopment of
properties in the three Specific Plan areas will be reviewed by the City of Dublin Public Works, Police
and Fire Departments at 'the time of site development review to ensure that City design standards
are met. Less-than-significant impacts are therefore anticipated with regard to safety impacts.
c)
Inadequate emergency access or access to nearby uses? L__S NI.. The proposed Specific Plan makes
provision for new roadways through the project areas. New development proposed pursuant to he
Specific Plans will be reviewed by the City of Dublin Public Works, Planning, Police and Fire
Departments to ensure that adequate access and roadway widths would be provided. Therefore,
adequate access would be provided to all building areas and no impacts would result regarding
access. A though not a potentially significant impact, for more efficient and routine operations, Police
and Fire have recommended that Villaqe Parkway remain as a four-lane roadway, as recommended
by staff.
Table 'I. Existing and Future Traffic Conditions
Existing Scenario Project Scenario
Existing + Existing + Future
Intersections Future Base Base +
Project
AM PM AM PM
V/C/ VICI LOS VICI V/C/LO
LOS LQS S
Davona DriveNillage Parkway A 0.39 A 0.33 A 0.42 A 0.35
BrightonJillage Parkway A 0.39 A 0.35 A 0.40 A 0.38
Tamarack/Village Parkway A 0.39 A 0.36 A 0.43 A 0.38
San Ramon/Amador Valley A 0.49 B 0.62 A 0.49 B 0.69
Regional/Amador Valley A 0.34 A 0.56 A 0.35 A 0.58
Starward/Amador Valley C 18.2 C 26.0 C 16.4 D28.8
Donohue/Amador Valley A 0.37 A 0.45 A 0.40 A 0.56
Amador PlazaIAmador Valley A 0.32 A 0.57 A 0.37 B 0.65
Village Parkway/Amador Valley B 0.64 C 0.76 C 0.72 D 0.84
LewisNillage Parkway A 0.35 A 0.38 A 0.34 A 0.38
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San Ramon/Dublin D 0.85 C 0.78 D 0.87 D 0.89
Regional/Dublin A 0.36 A 0.54 A 0.48 C 0.79
Golden Gate/Dublin A 0.28 A 0.48 B 0.68 E 0.91
B 0.62 C 0. SO
Amador Plaza/Dublin A 0.44 C 0.76 A 0.58 F 1.02
A 0.50 D0.83
Village Parkway/Dublin A 0.47 A 0.60 A 0.47 B 0.66
Clark/Dublin A 0.40 A 0.51 A 0.42 A 0.53
Civic Plaza-Sierra/Dublin A 0.35 A 0.51 A 0.36 A 0.54
Dublin Ct./Dublin Blvd. A 0.37 B 0.66 A 0.39 C 0.71
Dougherty/Dublin C 0.74 D 0.90 C 0.75 D 0.88
1-580 WB off/Dougherty B 0.62 A 0.58 B 0.62 A 0.56
1-580/EB/Hopyard C 0.73 D 0.85 C 0.72 D 0.85
Regional/St. Patrick Way (future) .... A A
Golden Gate/St. Patrick Way (future) .... A 0.56 B 0.61
Amador Plaza/St. Patrick Way (future) .... A 0.41 A 0.45
Note: Italics text indicates volume to capacity ratio and Level of Service after implementation of Specific
Plan traffic improvements
d)
Insufficient parking capacity onsite or offsite? LS. Approval of the three Specific Plans and
construction of improvements based on the Specific Plans would increase the demand, for on-site
parking within each of the three areas. Parking demand would also be increased due to the planned
presence of the proposed West Dublin BART station, the development of which is not part of the
Specific Plan project. Requirements included in each of the Specific Plans require that all new land
uses proposed pursuant to a Specific Plan include on-site parking to meet current City of Dublin
parking requirements. Existinq uses are assumed to provide sufficient parking with applicable City
standards on-site at the time of oriqinal construction and development. The Specific Plans provide
that Eexceptions to parking regulations may be allowed for shared use of parking facilities, or in
instances where the Plannin,q Commission or City Council find evidence based on a parking analysis
that a reduced parking ratio is appropriate due to the proximity of the use to public transit service.
The Specific Plans also provide that Prcvisic~ of additional parking facilities maybe reviewed and
required '.";ill be r~:,!~wed as individual Site Development Review applications are submitted to the
City of Dublin for new construction projects. This review process will ensure that adequate parking is
provided and any parking impacts would be less-than-significant.
e)
Hazards or barriers for pedestrians or bicyclists? NI. The proposed Specific Plans would require
construction of new bicycle and pedestrian facilities to encourage non-auto travel modes. No impacts
are therefore anticipated.
f)
Conflicts with adopted policies supporting alternative transportation (e.g. bus turnouts, bicycle
racks)? NI. Each of the Specific Plans require the installation of some new facilities to support
enhanced bus service to each of the three sites. However, the additional facilities would be within
areas presently served by transportation services. The new facilities would be consistent with
adopted policies supporting alternative transportation as they would provide more opportunities to
use varying modes of transportation. Therefore, no impacts are foreseen.
g)
Rail, waterborne or air traffic impacts? NI. The proposed project is not sited near operating railroad
facilities, near a navigable waterway or near an airport. Although the West Dublin BART Specific
Plan is located near the proposed West Dublin BART station, the intent of the Specific Plan is to
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Downtown Specific Plans
Page 28
promote complementary land uses adjacent to the planned BART station. Therefore, no impacts are
anticipated.
VII, Biological Resources
Environmental Setting
The Specific Plan project sites are located in highly urbanized areas. With the exceptions of County
drainage channels on the periphery of two of the Specific Plan areas, no wetlands or other bodies of
water exist in or near the site. Existing vegetation includes introduced ornamental landscaping within
planter areas.
Project Impacts
a)
Endangered, threatened or rare species or their habitats (including but not limited to plants, fish,
insects, animals and birds) NI. The Specific Plan Areas are existing, urbanized downtown areas.
The majority of the properties within the plan areas are fully developed. No such species have been
observed in the project areas based on field observations conducted in July 2000.
b)
c)
d)
e)
Locally designated species (e.g. heritage trees). NI. No heritage trees are located on the site.
Locally designated natural communities (e.g. oak forest, coastal habitat) NI. Only introduced,
ornamental vegetation associated with urban development is found on the site.
Wetland habitat (e.g. marsh, riparian and vernal pool)? NI. No wetlands exist on the project site.
Wildlife dispersal or migration corridors? NI. The Specific Plans represent in-fill development within
an existing urbanized downtown area. There are no wildlife or migration corridors on the site;
therefore, no impacts would occur to such resources
VIII. Energy and Mineral Resources
Environmental Setting
Based on the previous geotechnical surveys of specific properties in the Specific Plan area, no known
deposits of minerals exist on the project site. The' Conservation Element of the General Plan does not
reference any significant mineral resources on the project site or in the general area.
Proiect impacts
a)
Conflict with adopted energy conservation plans? NI. The proposed project will not conflict with
goals, policies or programs established in the Dublin General Plan regarding energy or energy
conservation.
b)
Use nonrenewable resources in a wasteful and inefficient manner? NI. The proposed project is not
anticipated to use resources in a wasteful manner. The project will be constructed in accordance with
the Uniform Building Code and Title 24 of the California Administrative Code, both of which require
stringent energy efficient construction methods, such as insulation, thermal pane windows and
installation of efficient appliances. Exterior landscaping will be governed by both AB 325 and Section
8.88 of the Dublin Zoning Ordinance, which requires "water budgets" for landscape material sand
methods of irrigation. Finally, the City is mandated by AB 939 to reduce the solid waste stream
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Downtown Specific Plans
Page 29
c)
generated by residences, business and industrial establishments by promoting recycling and similar
programs.
Result in the loss of availability of a known mineral resource that would be of future value to the
region and residents of the State? NI. The project site is not located in an area designated by the
California State Department of Conservation, Division of Mines and Geology, as having sufficient
mineral resources that are suitable as marketable commodities. No impacts are therefore expected.
IX. Hazards
Environmental Settinq
The Specific Plan areas are located in previously developed commercial, office and similar non-
residential areas. Existing uses within the West Dublin BART and Downtown Core Specific Plan areas
include automobile sales and service uses. Operation of these facilities use oil, grease, solvents and
other potentially hazardous materials. It is anticipated that some or all of these uses would remain in
business after adoption of the two Specific Plans; however, storage and handling of potentially
hazardous materials is controlled by the' Alameda County Fire Department, Alameda County Health
Department, Regional Water Quality Control Board and other regulatory agencies..
Project Impacts
a) A risk of accidental explosion or release of hazardous substances including but not limited to oil,
pesticides, chemicals, or radiation? NI. With the exception of auto-oriented uses, none of the land
uses permitted by the proposed Specific Plans would store, use or transport significant quantities of
hazardous substances. No impacts are therefore anticipated with regard to hazardous substances.
b)
Possible interference with an emergency response plan or emergency evacuation plan? NI. Future
site development plans proposed within the three Specific Plans will be reviewed by the Dublin
Police Department, Dublin Planning Department and Alameda County Fire Department to ensure
that adequate emergency evacuation is provided per City requirements. No impacts are therefore
anticipated.
c)
The creation of any health hazard or potential health hazards ? NI. Development of land uses and
other facilities pursuant to the three Specific Plans are not anticipated to generate significant health
hazards, since permitted uses would generally include commercial, office, entertainment, restaurant
and residential uses. No industrial or manufacturing land uses are proposed. No impacts are
therefore anticipated.
Exposure of people to existing sources of potential health hazards? LS. Generally, new land uses in
the Specific Plan areas would include commercial, office, lodging, entertainment and similar uses,
none of which would involve creation of a health hazard. New development that may be located near
automobile serving uses could have the potential to expose employees and visitors to health
hazards; however, the potential for exposure of people to health hazards from existing uses will be
reviewed during the Site Development Plan process to ensure compliance with all applicable health
and safety regulations. Less-than-significant impacts are therefore expected.
e)
Increased fire hazard in areas with flammable brush, grass or trees? LS. The proposed Specific Plan
areas are located in urbanized areas and existing uses have been constructed in compliance with
Uniform Fire and Building Code requirements. Existing and future landscaped areas will be
permanently irrigated and maintained so that the potential for fire is reduced to a less-than-significant
level.
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Downtown Specific Plans
Page 30
X. Noise
Environmental Setting
The General Plan identifies that the normally acceptable maximum outdoor Ldn noise level is 70 dBA for
commercial areas, while interior areas have a maximum noise level of 45 dBA.
The primary existing source of noise in the vicinity of the three Specific Plans is vehicle traffic, autos and
trucks, traveling on adjacent freeways and surface streets. It is anticipated that significant portions of all
three Specific Plan areas are subject to exterior noise in excess of 70 dBA.
Proiect Impacts
a)
Increases in existing noise levels? LS. Approval of the three Specific Plan and construction of
improvements pursuant to the Plans is expected to incrementally increase noise levels in and
adjacent to the three planning areas. Noise increases would include temporary noise increases,
associated with construction activities and long-term permanent noise levels, associated with
additional vehicular trips and operational noise (mechanical noise, unloading of goods and similar
activities). Given the high levels of noise already on the site caused by nearby freeways, increases in
.noise levels are anticipated to be tess-than-significant.
b)
Exposure of people to severe noise levels? LS. The West Dublin BART and Downtown Core Specific
Plans both allow residential dwellings as permitted uses. Site specific review will be performed during
Site Development Review for residential projects to ensure compliance with City interior and exterior
noise standards. Noise studies may be required for individual projects. With adherence to City
noise standards, less-than-significant impacts would occur with regard to exposure of people to
noise impacts.
Xl. Public Services.
Environmental Setting
The project site is served by the following service providers:
Fire Protection. Fire protection is provided by the Alameda County Fire Department, under
contract to the City of Dublin, which provides structural fire suppression, rescue, hazardous
materials control and public education services.
Police Protection. Police protection is provided by the City of Dublin Police Department which is
headquartered in the Civic Center. The Department, which maintains a sworn staff of 31 officers,
performs a range of public safety services including patrol, investigation, traffic safety and public
education.
Schools. Educational facilities are provided by the Dublin Unified School District which operates
'kindergarten through high school services within the community. Schools which would serve the
project include Dublin High School (grades 9-12) and Wells Middle School (graded 6-8). Grades
K-5 could be served by one of three elementary schools within the District.
· Maintenance. The City of Dublin provides public facility maintenance, including roads, parks,
street trees and other public facilities. Dublin's Civic Center is located at 100 Civic Plaza.
Dublin Planning Department Page 31
Downtown Specific Plans
Other ,qovernmental services. Other governmental services are provided by the City of Dublin
including community development and building services and related governmental services.
Library service is provided by the Alameda County Library with supplemental funding by the City
of Dublin.
The City of Dublin has adopted a Public Facilities Fee for all new residential development in the
community for the purpose of financing new municipal public facilities needed by such development.
Facilities anticipated to be funded by the proposed fee would include completion of the Civic Center
Complex, construction of a new library, expansion of the existing senior center, acquisition and
development of new community and neighborhood parks and similar municipal buildings and facilities.
Future applicants for development pursuant to the Specific Plans would be required to pay this fee.
Environmental Impacts
a)
Fire protection? LS. Approval of the three Specific Plans and future construction in compliance with
the Specific Plans would incrementally increase the demand for fire and emergency calls for service
since additional building square footage would be added to each site. As part of the site development
review process for individual buildings, specific fire protection requirements will be imposed to ensure
compliance with applicable provisions of the Uniform Fire Code. Such measures would include but
not limited to installation of new fire hydrants, fire extinguishers and similar features. Based on
standard City fire protection requirements, fire protection impacts would be less-than-significant.
b)
Police protection? LS. Approval of the three Specific Plans and future construction in compliance
with the Specific Plans would incrementally increase the demand for police calls for service since
additional building square footage would be added to each site. As part of the site development
review process for individual buildings, specific security requirements will be .imposed to ensure
compliance with applicable provisions of the City's building security ordinance. Such measures would
include, but not be limited to, installation of appropriate locking devices, installation of security
lighting and similar features. Based on standard City security requirements, police protection impacts
would be less-than-significant:
c)
Schools? LS. The West Dublin BART and Downtown Core Specific Plans each call for a residential
component. Although the size, type and orientation of dwellings that would be proposed for
development would likely generate a minimal amount of students to be served by the Dublin Unified
School District, there could be an incremental increase in the number of school-aged children. As
part of subdivision and site development review of future residential projects, coordination will occur
with school district officials to ensure that less-than-significant impacts would result,
d)
Maintenance of public facilities, including roads? LS. Approval of the Specific Plans and construction
of individual development projects pursuant to the Plans would incrementally increase the need for
maintenance of public facilities. Payment of public facility fees to the City of Dublin by individual
projects would ensure that future maintenance impacts would be reduced to less-than-significant
levels.
e)
Other governmental services? LS. Approval of the Specific Plans would represent incremental
increases in the demand for general governmental services. Payment of the City's Public Facility Fee
by individual project developers would offset any impacts caused by such projects, reducing any
impacts to a less-than-significant impact.
Dublin Planning Department
Downtown Specific Plans
Page 32
Xll. Utilities and Service Systems.
Environmental Settinq
The project site is served by the following service providers:
Electrical and natural gas power: Pacific Gas and Electric Co.
Communications: Pacific Bell and AT&T Cable.
Water supply and sewage treatment: Dublin San Ramon Services District.
Storm drainage: City of Dublin and Zone 7.
Solid waste disposal: Dublin-Livermore Disposal Company.
Environmental Impacts
a) Power or natural gas? NI. According to representatives from Pacific Gas and Electric Company,
adequate facilities exist in the vicinity of the project to provide power and natural gas service.
b) Communication systems? NI. Pacific Bell and AT&T Cable, communication facilities presently exist in
the near each of the three Specific Plan sites.
c)
Local or regional water treatment or distribution systems? NI. Water services are provided to the
area by the Dublin San Ramon Services District (DSRSD). According to representatives of the
District, adequate long-term water resources exist to serve future development envisioned in each of
the Specific Plans. However, an upgrade to a 12"1oop waterline from Regional Street to Amador
Plaza Road may be required with new development, but the District will need to evaluate the system
when specific projects are submitted.
d) Sewer or septic systems? LS. Sewer services are provided by DSRSD. Untreated effluent would
be transported to DSRSD's Regional Treatment Plant in Pleasanton for treatment prior to being
discharged into the East Bay Discharge Authority's outfall line for eventual disposal into San
Francisco Bay. DSRSD officials indicate that adequate capacity exists within the regional treatment
facility to accommodate the proposed Specific Plans. However, the District may need to replace the
8" sewer main line with a 12" line in Dublin Boulevard if development occurs at the intensity proposed
with the Specific Plan. This will also require further evaluation when specific projects are submitted.
Less-than-significant impacts would therefore result regarding sewer treatment facilities.
e) Storm water drainage? LS. This topic was previously addressed in Section IV, Water.
f)
Solid waste disposal? LS. The City of Dublin contracts with Livermore-Dublin Disposal Company to
collect solid waste from households and businesses and transport it to the Altamont Landfill, located
in eastern Alameda County. The Landfill currently has an anticipated capacity until the year 2005
and plans are underway to extend landfill capacity for an additional 50 years.
Livermore-Dublin Disposal Company also operates a curbside recycling service to ensure that the
City's waste stream complies with state requirements for reduction of solid waste. The most current
information available indicates that Dublin exceeds state requirements for reducing solid waste.
Dublin Planning Department
Downtown Specific Plans
Page 33
Although approval of the proposed Specific Plans will incrementally increase the amount of solid
waste, any such increases will be insignificant because the existing facility would be able to be
accommodated given the existing solid waste facilities and resources. As stated in VIIl-b above, the
City is mandated by AB 939 to reduce the solid waste stream generated by residences, businesses
and industrial establishment by promoting recycling and similar programs.
g) Local or regional water supplies? NI. DSRSD staff indicate that adequate long-term water supplies
are available from Zone 7 and other sources to serve the proposed project.
Xlll. Aesthetics.
Environmental Settinq
The Specific Plan areas are located within existing urbanized areas and are not located adjacent to.
scenic highways.
Environmental impacts
a)
Affect a scenic vista or view?. NI. The proposed Specific Plan includes development programs to
intensify existing land use patterns. Each Specific Plan contains height and bulk requirements to
ensure that scenic vistas from surrounding areas would not be blocked. The Specific Plans establish
a height limit of six stories for the Downtown Core and Villaqe Parkway areas. 'The Planninq
Commission has recommended a hei.qht limit of ten stories for the West Dublin BART Specific Plan
area to the City Council, which is common with development in most urban downtowns and
development near freeways. The City Council may determine that ten stories is appropriate for this
area due to its location near the BART Station, a maior transit facility, and the 1-580 and 1-680
freeways. Review of individual proiects in accordance with the design guidelines related to
reduction in bulk and quality of desiqn as detailed in the Specific Plan will result in less-than-
significant impacts on views.
b)
Have a demonstrable negative aesthetic effect? NI. Each Specific Plan contains design guidelines to
ensure that new development projects occurring pursuant to an approved Specific Plan would result
in an aesthetically pleasing manner and would include additional landscaping. As part of the Specific
Plan programs, new public plazas, streetscape elements and other improvements would be
completed to improve aesthetic conditions. Therefore, no negative aesthetic impacts would be
created.
c)
Create light or glare? LS. Proposed new uses constructed pursuant to the Specific Plans could
incrementally increase light levels in each of the Plan areas. New sources of light would include
street lighting, plaza lighting and building security lighting with new development projects and,
possible, extended hours of business. However, a significant amount of exterior lighting has already
been installed within each of the Specific Plan areas. Standard conditions of approval for individual
development projects will require that pole-mounted lights shall be equipped with cut-off luminaires.
Wall-mounted lights must also be equipped with cut-off lenses. Any additional light or glare created
would be therefore be minimal less-than-significant.
XIV. Cultural Resources
Environmental Settinq
The project site has been developed for a range of commercial and similar non-residential areas. No
cultural resources remain on the graded surface of the site. Since surface improvements are less than
fifty years old or newer, no historic resources exist on the site.
Dublin Planning Department Page 34
Downtown Specific Plans
Proiect Impacts
a-d) Disturb paleontological, archeological, religious or cultural resources? LS. No cultural resources
remain on the graded surface of the site. Any cultural resources buried beneath the ground surface
would be re-buried by individual development projects proposed to implement a Specific Plan. The
possibility exists that cultural resources including paleontological, cultural, historic or archaeological
could be buried on the site and discovered during excavation. Each individual project proposed
pursuant to a Specific Plan will be conditioned to protect buried archeological and paleontological
resources. With adherence to this condition, less-than-significant impacts would result to cultural
resources:
XV. Recreation.
Environmental Setting
Each of the Specific Plan areas have been developed with commercial, office, entertainment, lodging
and similar uses. No parks or recreational facilities exist on any of the Specific Plan sites.
Proiect Impacts
a) Increase the demand for neighborhood or regional parks or other recreational facilities? LS.
Construction of new residential dwellings pursuant to the West Dublin BART and Downtown Core
Specific Plans would incrementally increase the demand for local and regional parks and recreational
facilities. However, it is anticipated that the majority of new dwellings would either be oriented to
senior citizens or non-family households, typical of higher density, multi-family housing. Therefore,
expected park and recreational demand would be less-than-significant. Future builders of residential
dwellings would be also be required to pay a Public Facility fee to the City of Dublin, which includes a
contribution toward construction of new parks in the city. Additionally, the plans call for some plaza
areas to be created in the three specific plan areas which could provide opportunities for outdoor
recreational activities.
b) Affect existing recreational opportunities? NI. No recreational opportunities exist on the site that would
be affected by the project.
XVl. Mandatory Findings of Significance
a)
Does the project have the potential to degrade the quality of the environment, substantially reduce
the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-
sustaining levels, threaten to eliminate a plant or animal community, reduce the number of or restrict
the range of a rare or endangered plant or animal or eliminate important examples of the major
periods of California history or prehistory? NI. The preceding analysis indicates that adoption and
implementation of the Village Parkway Specific Plan, the West Dublin BART Specific Plan and the
Downtown Core Specific Plan would not have a significant adverse impact on overall environmental
quality, including biological resources or cultural resources.
b)
Does the project have the potential to achieve short-term, to the disadvantage of tong-term,
environmental goals? NI. The project represents an example of in-fill development near a proposed
major transit station which will be sited in an area surrounded by major regional transportation
corridors. No long-term environmental impacts will occur.
Dublin Planning Department
Downtown Specific Plans
Page 35
d)
Does the project have impacts that are individually limited, but cumulatively considerable?
("Cumulatively considerable" means that the incremental effects of a project are considerable when
viewed in connection with the effects of past projects, the effects of other current projects and the
effects of probable future projects). LS. Although incremental increases in certain areas can be
expected as a result of constructing this project, including additional traffic, short-term air emissions
and need for public services and utilities, the project site lies within an already urbanized area and
sufficient capacity exists within service systems to support the anticipated amount of development
planned as part of the three Specific Plans.
Does the project have environmental effects which will cause substantial adverse effects on human
beings, either directly or indirectly? NI. Due to project design and site characteristics, approval and
implementation of the three Specific Plans involve no impacts that would adversely effect human
beings, either directly or indirectly.
Initial Study Preparer
Janet Harbin, Senior Planner
Jerry Haag, Consulting Planner
Agencies and Organizations Consulted
The following agencies and organizations were Contacted in the course of this Initial Study:
City of Dublin
Eddie Peabody Jr., AICP, Community Development Director
Lee Thompson, Public Works Director
Kevin van Katwyk, Senior Engineer
T. Phitipps, Alameda County Sheriff's Department
James Ferdinand, Alameda County Fire Department
Dublin-San Ramon Services District
Bruce Webb, Senior Engineering Planner
References
Dublin General Plan, Revised September 1992
Dublin General Plan Housinq Element, June, 1990
Dublin Zoninq Ordinance, Adopted September 1997
Draft DowntOwn Core Specific Plan, City of Dublin. September August, 2000
Draft Villa,qe Parkway Specific Plan, City of Dublin, September Augur, 2000
Draft West Dublin BART Specific Plan, City of Dublin, September August, 2000
Consultant's Report on the Transportation Impacts for the Proposed Village Parkway, Downtown
Core and West BART Station Specific Plans, prepared by Omni-Means, LTD., August 28, 2000;
secondary revisions to the Omni-Means traffic analysis (September 22, 2000; memo from
George Nickelson of Omni-Means dated November 13, 2000; and, December 8, 2000 letters
from Peter Galloway of Omni-Means.
Dublin Planning Department
Downtown Specific Plans
Page 36
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RESOLUTION NO. 226 - 00
A RESOLUTION OF Tltt~ CITY COUNCIL
OF TIlE CITY OF DUBLIN
ADOPTLNG A NEGATIVE DECLARATION
FOR TIlE WEST DUBLIN BART SPECIFIC PLAN, DOWNTOWN CORE SPECIFIC PLAN,
AND TIlE VILLAGE PARKWAY SPECIFIC PLAN PA 99-054, PA 99-055, AND PA 99-056
WFFEREAS, the City has prepared and approved for adoption the West Dublin BART Specific Plan,
the Downtown Core Specific Plan, and the Village Parkway Specific Plan, which have been prepared
pursuant to Government Code Sec. 65450; and,'
W1YEREAS, the Specific Plans include permiLed land uses, development standards, urban design
guidelines, transportation improvements and irnpI~mentation progams to achieve the goals of the Dublin
General Plan; and,
WItEREAS, the City prepared an Initial Study to evaluate the impacts of the Specific Plans, the
repeal of portions of the 1987 Downtown Specific Plan, and the General Plan Amendments for consistency
with the General Plan. Based on the Initial Study, the City prepared a draft Negative Declaration for the
project with the finding that the project would not have a significant effect on the environment, because all
mitigation is incorporated in the context of the Specific Plans; and,
WHEREAS, the Specific Plan documents and a complete record of the project is available and on
file in the Planning Department; and,
WHEREAS, a 24-day public review period was held for the Negative Declaration, from
September 2, 2000 to September 26, 2000; and,
WIIEREAS, letters of comment on the Negative Declaration were received during the public
review period and fully responded to in writing and in the record; and,
WHEREAS, the Negative Declaration was revised on December 14, 2000 to reflect and address .
the minor modifications in the Specific Plans as recommended by the Planning Commission and City
Council; and,
WHEREAS, the Planning Commission did hold a properly noticed public hearing on the project on
September 26, 2000 and October 10, 2000, at which time they reviewed and considered the Negative
Declaration and ail reports, recommendations and testimony before them, and recommended approval to
the City Council; and,
WHEREAS, the Cky Council did hold a properly noticed public heating on the project on
November 21, 2000 and December 19, 2000 and at which time they reviewed and considered the Negative
Declaration and all reports, recommendations and testimony before them; and,
NOW, THEREFORE, BE IT RESOLVED that the above recitals are incorporated in this
resolution.
BE IT FURTI:I-ER RESOLVED' that the Dublin City Council does hereby find that:
A. The Specific Plans and associated actions would not have a significant effect on the environment,
because mitigation is incorporated into the Plans as part of Plan implementation.
B. The Negative Declaration has been prepared in accordance with State and local environmemal
laws and guidelines.
C. The Negative Declaration is complete and adequate and reflects the City's independent judgment
and analysis as to the environmental effects of the proposed Specific Plans, General Plan Amendments and
repeal of portions of the 1987 Downtown Specific Plan.
BE IT FURTI~ER RESOLVED that the Dublin City Council does hereby adopt the Negative
Declaration for PA 99-054, Village Parkway Specific Plan; PA 99-055, Downtown Core Specific Plan;
and, PA 99-056, West Dublin BART Specific Plan, including the-Initial Study incorporated herein by
reference.
PASSED, APPROVED and ADOPTED this 19th day of December, 2000.
AYES:
Councilmembers Lockhart, McCormick, Oravetz, Zikaand Mayor Houston
NOES: None
ABSENT: None
ABSTAIN: .None
ATTEST:
K2/G/12-19-00/reso-SP-negdec.doc (I~em 6.4)
OkDowntown Specfic Plaus\CCNDRES.doc
2